A debt service loan would be a good option if your DTI is high, you want to close in an LLC, you're self-employed or have low income on paper, or you don't have a stable 2-year work history.

I could come up with a down payment for an investment property in a different state easier than my home state at prices are pretty high in the 300-400 k just for townhomes.

One of my applicants showed up with little credit but no defaults, no evictions, and only traffic violations and verified income high enough to cover well over 3 times the rent and I accepted the tenant despite there being some signs.He paid the rent in time for the most part until a few weeks ago when he stopped and I could not get ahold of him.

Case Study: A Successful Joint Venture in Real Estate - An investor identifies a distressed property with high potential but lacks the funds to purchase and renovate it. - The investor partners with a private lender who provides the capital.

BiggerPockets also has a calculator to analyze deals, and I highly recommend you start this as soon as possible, even if you are not ready to buy.

Sounds like you need to have a relationship with a couple of good contractors, 40k for vinyl siding sounds high, what was the material cost.  

I'm starting to acquire furnishings and am looking for a checklist of sorts to help keep myself organized as I seek the best deals on high quality goods to furnish our rental. 

Nonetheless, I highly recommend just sucking it up and moving into a property with a VA loan.

Definitely a strong location with great visibility and high foot traffic.Since it’s a NNN,  your expenses are minimal, but if LazyDog ever exits, buildout costs will depend on lease terms and the next tenant.

The 'buy in' costs are high, no doubt.