I let people know about an opportunity that I have.  

Especially if you intended to buy as an investment instead of a primary residence. 

She's been doing it not only because she's a friend but also because she's interested in investing herself so it gives her the opportunity to check out and analyze deals in her market.

The other concern I have is that at least in California, it's important to do everything by the books that way a tenant doesn't have the opportunity to come back and say "but that's not what you did last month". 

What would be my best move to take advantage of the opportunity?

You very well can use your VA loan for investment opportunities.

Anyhow, it would be YEARS before I could get all of the licensing needed, and I am learning an incredible amount and would hate to give up this opportunity or have anything negative happen from this.

I intend to use it either to lend out money to other real estate investors or invest in a property myself.

Now, I have an opportunity to purchase an 84-unit apartment complex on a land contract.

So part of our investment thesis is the continued growth of a neighborhood I know is on the upswing.Obviously with the repairs needed, and the fact its not acceptable for occupancy, there is a major opportunity for forced appreciation, and the current rents would be all but impossible to use to do any calculation of returns.