I was curious if anyone has used a VA effectively to generate consistent leads?

RTO contract, rent all 3 units out and maintain the property for 3 years, then purchase it?

Greg, if your family dynamic allows it, you can find a cash flowing deal and you're up to the task of being an effective landlord, then think about small MF. https://www.fhfa.gov/DataTools/Downloads/Documents/Conforming-Loan-Limits/FullCountyLoanLimitList2018_HERA-BASED_FINAL_FLAT.PDFProst!

For any kind of investing that will be time sensitive, involve multiple assets, or assets that generate a lot of transaction activity, these checkbook plans will be much more efficient and effective in terms of time, paperwork and expense.As I noted, there are several quality providers of both types of services here on BP.

If you have a bunch of rentals in a town where not a single soul is under the age of 70, I might be concerned about your ability to maintain rental success.

Standard dimmers will be underloaded in most LED applications, exacerbating flickering and strobing effects, which, in turn, can drastically shorten lamp life.

You won't want the local authorities fining you for putting up signs where they aren't supposed to be.There are other deal-finding strategies, including just walking around neighborhoods and picking out houses that are less well-maintained than neighboring properties. 

What is the most effective form of marketing? 

If a 3rd party buys the property at the trustee sale, typically that investor or its agents will effect a cash for keys arrangement.

In that case, there's no point in waiting 6 months for a cash-out refi because it'll have the same effect as a rate and term refi (i.e. you won't be able to get cash out).