Ok here's my scenario, I have a developer who's looking to build a duplex in my area. He's willing to sell it to me and provide a commission percentage that would be slightly above the down payment, fha. Looking ay nu...

Duel purpose, first it covers the radiator to look better and acts as a shelf.

With your current estimates, you're essentially assuming infinite lifespans for the property's various components (roof, foundation, HVAC, electrical, plumbing, water heater, etc.). 

I recently tried on a investing calculator to run the numbers on a potential houses I will be using the VA loan on but where it says down payment I have 0 which returns an infinite cocroi but I know it's different bc it is not taking into consideration the use of the VA loan.

Infinite rate of return - because after the refi you have no money in the deal.

Like in the podcast 77 Where @Michael Quarles(can't link him) talks about how in the grocery store, he doesn't want to feel uncomfortable when grabbing an item off a shelf next to someone he bought a house from.

Of course, COC return is very important and must also be respected... assuming a positive cash flow, property leveraged at 100% (not advised of course) has an almost infinite return, whereas, if you pay cash for the same property you now have a limited returned, albeit more realistic, return.To value purchase price of property, I compare GRM (much easier to derive) and along with my internally calculated CAP for the property.  

You can think of it as your mentor, the group being infinitly wiser with a vast array of experience one mentor couldnt amass in many lifetimes. 

It was my first book and still the book I go to most often, and I have a shelf full of landlording books!

In that type of time (2 months) and i just went back and looked at the kitchen, you are probably going to get off the shelf home depot or lowe's cabinets and counter tops.