But the biggest mistake I see from newer investors in that space is their underwriting of the property at those inflated rents, and subsequently paying (above) top dollar for the property.What happens when that corporation closes their doors, the college builds their own housing facility, or covid19 all but shuts down airbnb rentals?

Are your return vents (where the air draws in) of the correct size? 

I’m trying to have it be a causal conversation to draw out the information I need.

Ask for the title company to draw up the contract. 

But since there's no PenFed branch in WA, I'd like to understand the process to avoid potential delay when I need to draw.

There is an upfront funding fee, which gets rolled into the loan, and is based on whether it's your first or subsequent use of the VA loan, and your down payment percentage. 

When at the NICTD meetings I never really heard them draw a distinction.

So you may gain a slight edge in how the listing agent presents your offer to the seller, but if you get it under contract you may lose out a bit during subsequent negotiations.And in theory, you are not supposed to get an edge in the situation I described (double-ending where the listing agent keeps both sides because there is no buyers agent).

Essentially, once momentum is built up through your first deal, the subsequent deals that follow are "easier" to complete / grasp, and your career as an investor will exponentially grow from there. 

There are ways to be responsible but people are not able or willing to draw the line between what is responsible and what is not.