*FFIEC.govFederal Financial Institutions Examination CouncilMy mistake

Do Not offer anything as a "deposit," "down payment," or "credit," prior to opening escrow. 

If the house was not put into rental service prior to doing the work, then the cost of improvements and repairs you made will be added to the cost basis of the house, not expensed.

Here is Fannie:Permissible Exceptions to Continuity of ObligationAlthough the following refinance transactions do not meet the definition of continuity of obligation, the new refinance transaction will be eligible and not bound by the limited eligibility parameters described below if any of the following are applicable: The borrower on the new refinance transaction was added to title 24 months or more prior to the disbursement date of the new refinance transaction.The lender documents that the borrower acquired the property through an inheritance or was legally awarded the property (for example, divorce, separation, or dissolution of a domestic partnership).

They rehab the property prior to selling it to you so maintenance fees will be low in the first years of you having the property.

Rehab books and the Tax strategy books cover to cover, and I have not fully read any book in the last 22 years haha, but these I have.I have a realtor that I've worked with for nearly 10 years up here (I say up  here as I lived in Tucson for 28 years prior to PHX), he's helpful kind of but not really helping me at this point, can't totally blame him as my money still isn't lined up.

Investing out of state can be very intimidating, please do your homework and educate yourself prior to jumping in.

I know that the VA loan requires an inspection prior to approval.

Finally I would want something saying that the empty unit is subject to your inspection prior to closing. 

Take a Snapshot of Where You AreFirst, examine 36 months of “actual” collections for each property—ideally this number should be trending northward.