I know Proper is specifically cited for its comprehensive coverage, which is detailed very well on their quote -- everything from liquor liability to assault to sinkholes... 

what are other such city states to be avoided for complicated regulations?

Specifically, shower tile with grout missing, tiny thin grout lines, gaps in overhand coverage/not sealed, and the list goes on.

The fine print has been written and massaged by someone who has much more of grasp of the legal aspects of the industry than we have.  

Not sure how to navigate buying one specifically to live in. 

So just recognize this could be lengthy process if they default.If it was me, I would take it as a non-refundable deposit with a letter of intent and a purchase and sale agreement that the money is a down payment, is not refundable and they must execute the closing by a specific date otherwise they forfeit the money.

I'm still absorbing info at a steady pace while trying too build a network. haven't come across any deals that work for me yet but I have been sent a few from a couple people i've met so far. i'm still open to any one that can send me deals in the CT area. i dont have any specific market singled out, but my budget will pull towards then lower classed markets, which I'm fine with. thanks in advance. 

What has specific exclusions or limitations? 

As a landlord, how specific do you get and at what point, if any, does tenant become responsible fro treating the issue (other than communicating to the landlord of issues). 

Speak with a VA lender for specifics, but you can 100% do it.Good luck!