I realize that the difference between a few city blocks can make a difference, so local knowledge is welcome!

It's not free as they advertise if you aren't using their applications and they notice apparently.

Talk to a lender that specializes in VA lending, preferably a local one.

.* Call local property mgr's and/or ask for referrals from your relator friends/associates, and ask them for referrals - sometimes they will be nice enough to offer helpful advice, especially, if you tell them you will consider using them when you turn the house into a rental in a yearAs a 27yr appraiser and Realtor/Broker, the paint job has minimal affect on the value, unless it is so bad that I have to mark it down in quality and/or condition.

I am local and could even view in person to get a real time experience if you like. 

They are the only local QI that I’m aware of. 

You may be able to find a local bank that would hold the note if you bought it outright, but anything under $50k and most times under $75k is hard to borrow against...it's just too low for a bank to make any money without triggering usury or State/Federal fee limits like they mentioned.

All of you should consider getting away from the word "Pet" in your advertising and documents.

I hosted attorney panels in local REI clubs, and there never was any consensus.In our great state of Texas, your best option could be a Series LLC: one LLC that has individual compartments for each property.

Its a pain to do any work with tenants in there, don't get me wrong, but it does not need to pass before advertising it for rent.