As a new realtor (and student) you probably make below 80% median income which might help you qualify.I work with Finger Lakes Federal Credit Union (for my primary) and Lyons National Bank (for my investments), both will probably be able to help you navigating downpayment assistance and your situation. 

Assuming a loan, juicing cash flow, being aggressive in offers and asking the seller to pay a huge seller credit, etc. 

For VA loans, here are some solid options:Veterans United (veteransunited.com)Navy Federal Credit Union (navyfederal.org)Caliber Home Loans (caliberhomeloans.com)USAA (usaa.com)Not sure if I can post a link here in the forum. 

Often you can find these lenders with a mortgage broker or by reaching out to a local bank or credit union in the market you wish to buy.Cheers!

I was working with a local credit union who pulled out at the last minute.

Get a line of credit from a bank that leverages your equity without refinancing the properties.3.

The person I want to invest with is able to accumulate cash, in their personal life, on a regular basis, and is not, over the course of many years, blocked by one barrier or another from this accumulation.

Or are you actually talking to a bank about buying the note so you can see the notes and credit on the owner of the property?

What documents do they require, what credit scores do they allow, how do they verify previous rental history, etc.?

We would like for the investment to be treated as active, of course.