Beautiful property with creek, big trees, rolling hills. 

It is a large beautiful building outside of town a few miles on a great lot.

Consider how the asset performs over time.

Metrics like ROI and cash flow only predict how a property is likely to perform on day one under ideal conditions.

If the markets perform as predicted, the initial poor cash flow market will benefit from higher increasing rents and eventually have better cash flow than the market that had the initial better cash flow, but was expected to have less rent appreciation.In your local market it is easier to build and maintain your team, you have local first hand RE market knowledge, and you can more easily perform heroics if it is ever necessary.I recommend you take a second and third look at your local market. 

I work for a local handyman doing his bookkeeping etc. we are now working with a client that is turning their home into an air bnb. his company is making ground changes, building camping areas, making beautiful landscape, etc. the client has asked me to be the property manager as they live far.

Waiving that contingency puts you in a weak negotiating position if the property fails to appraise, and also puts your earnest money at risk if you are unable to perform. 

I agree with the all-time top as well, it's so hard to gauge since that is subjective to the short-term performance of the market 5-10 years but long-term real estate is why we are all here.

The beauty about the VA loan is it allows you to hold the property for up to 15 years and sell without doing a 1031 exchange to prevent paying for capital gains.

So often you’ll see multiple people in the GP to perform all the necessary functions that the company is going to perform.