Lease says tenant pays 1/3 of the utility bill.

So property management, dealing with rents in some capacity, being a floor manager in college, showing an lease on a room you rent out in your current home...anything along those lines to show you have experience of SOME nature will be required when purchasing a multi-unit property with a VA loan. 

Also, they could write a lease to you, then have you sublease to others.

Our lease states that we do not guarantee parking lot spaces.

You have to prove to the IRS that has been an investment property by showing a lease. 

I know that I’ll need to confirm rent rolls and validate each lease.  

I'm assuming (and hoping) he hasn't actually signed any lease with you yet nor have you given him keys.

Its a rental with a lease until April bringing in 3k a month.

I have now decided that I want to do direct mail marketing in order to generate deals that I can buy and hold via seller finance,  or lease option,  or wholesale,  to raise capital for my buy and hold goals. 

Most of the tenants are 10yr+ leased and the reason why I got at high price because of the fact that it's not very good looking.