If you focus solely on the rate you may give up great future deals trying to hold on to your currently low rates. 

Vacancy rates might be one of the major downsides here, in addition to low population/job growth.

I am looking to keep my loan costs as low as possible.  

Maybe get a low priced master lease afterwards allowing you to make good profit from subletting.

If you are using 3%+ rent growth and assuming low vacancy, then I would wait.

You'd find that in a private money loan and there are low interest-rate loans right now, even on the private money side, at least in CA. 

Ideally, I’d like to buy a SFH or small multi unit with a VA loan where we can buy at a discount or force appreciation with some renovations while living there to gain equity quickly, then rent it out or sell when we move.Any advice on some areas with a reasonable commute to the Naval Station, good schools and low crime?

As a result the EBITA (earnings before interest taxes amortization) multiplier for selling/valuing a brokerage shop is VERY low (compared to a buying a manufacturing company for example). 

Originally posted by @Vick Galu:@David Waddleton what areas are you thinking of investing in currentlyWell I'm looking for anywhere in USA with low property tax, population growth, low unemployment rate under $100k etc.

Reasonably low property taxes