I have great credit, killer salary, and a bunch saved up but still can't afford a 20% down payment on anything over 600k. 

The third coaching program is someone simply signing up with them to learn to invest on their own however if you submit a good deal that makes sense they may entertain partnering with you. 

(I have found a 2-1 that I can afford in a conservative 7% appreciation market)I’m also thinking about putting more effort into lead generation beyond just Zillow to expand my options.

In the military we used to always say do what your rank can handle, meaning make decisions you can afford to stand behind.

Please stop spreading this false narrative that someone who rents a room to afford living is a junkie or a criminal.

SarahI’m gonna give a slightly different answer than others, figure out where/how you want to live within reason & than figure out a way to use strategies to make that somewhat affordable but using a strategy 1st approach is really risky in this market, because it might take 4-5 years to even break even vs renting, so you want to find a place you’d be happy to live for 4-5 years & than find strategies like house hacking that make that more affordable. 

If you want to buy real estate and can't come up with the down payment funds there's two approaches:  (1) save up until you can afford the down payment; or (2) raise LP capital*.

You have to explain it to the listing agent who doesn't get it, who then sends that to the seller, by telling them it's not that you have no money, but this is a right afforded to you based on your service to the country and you can also show proof of funds that you have money, but are choosing not to use it as a downpayment because you want to do reno with it.I would use your VA, that's what it's there for.

Do I buy as low as I can to afford mortgage with 0 down and use 300k for big bear or put a larger down on primary home.

And if they use public funds the property has to remain affordable housing for THIRTY YEARS which is insane.