Something standard for a CPA who specializes in real estate / multi-state taxation.Travel related costs between Texas to GA to visit the property may be eligible deductions.

Unfortunately, with market being so hot most sellers aren't accepting the VA loan since it entails high inspection standards and it takes longer to close.

The number above on the rehab might be reasonable but maybe not so if you are close on numbers then don't forget you are protected in your "option period" with a standard Texas REC contract.  

It works better now due to loose lending standards and the hot appreciating market.

(My dad owned a snow removal company)Real question: Does your insurance company demand certain standards of snow/ice removal? 

These rules are based on Fannie Mae underwriting standards, so any lender offering these loans must comply.

They all cash flow well (per my standards) and are in areas which are going to appreciate.

That will tell you your budget.Make sure you have an extensive WRITTEN screening standards check list for tenants.

I'm only interested in commercial real estate (office, industrial, retail, multi-family) and I've interned in office brokerage (investment sales mostly, did some leasing).

You will likely be held to a higher standard as a broker vs just having a salesperson/agent license so you want that expertise.