You may also be able to take a higher interest rate in exchange for lower closing costs, not sure what sort of rate you're currently being offered.

What's your take on the path of progress as Huntsville and Madison start to become pricier? 

My first SFH renovation ended up taking 1 year because the inspector missed a ton of things and about a $50,000 cost.

Ask your self how much risk you want to take and make offers accordingly, VA loan or not. 

My state's laws give me time to handle a repair typically a couple weeks before a tenant can even consider taking an action.

Additionally, how long does it typically take to convert the units from free-market to Section 8?

You can simply write the property address on it then take a photo and upload to your Quickbooks account.

Win-win.Unless you have a whole lot of personal debt I would not worry about the car loan.Once you take care of the cash reserves I would move on to #2 and acquire your next property.  

So what your telling me is you would not take the advice of some random stranger to make the biggest financial decision of your life? 

Influential Fed Governor Christopher Waller has entered the dovecote.