You still have utilities, HOA, replacements, sundries, pool cleaning, property management etc. 

(Search for the Due on Sale clause in a mortgage and you'll see plenty of threads and opinions on that but it is very common practice).I would focus 99% of your time on finding the right area and property, as well as team - agent, Property Manager (@Stephen Glover is a very good start on this one btw), banker, Contractor, etc.

Would you still be living in the area and managing it yourself?

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I would use your VA benefits, like @Jason Wray said, but use it for rental property purchase that you can learn to manage.

I didn't raise the rent after the first year as suggested by my property manager, who doesn't raise the rent on his great tenants.

I had breakfast with another property manager, and we got to talking about the business. 

Create a well-structured investment plan that includes your standards, target markets, property types, financing techniques, exit strategies, and risk management plans.

It’s the simplest way to get a feel of what it is like to be a landlord without going through the hassle of managing rehab projects.

@Kristi Tietz I've done some transactional funding for a few investors but I was branch manager for a mortgage broker in a previous life, so I'd overseen and fixed hundreds of closings.