@Anthony DooleyThanks for the suggestion - fortunately we know the area decently well, so I’m not sure we want to tie our hands for a year lease. 

, or at a minimum, look great on a balance sheet of assets and liabilities.It will tie up some funds in the meantime, which will hinder our ability to purchase more property should the right deals come our way, but this is a long term play.

This is different when just getting a loan that is not tied to profits.

The exception with this is PCSing to new duty station where you can utilize the remaining VA eligibility to purchase another property and do it again!

The $34k in installment loans would remain under me as I'm the mortgage holder of this house at a avg rate of 9%.

That money, and your own other down payment savings if needed, can be paired with a traditional mortgage for the remaining balance of the purchase price.

Yes it still would cashflow, but closing as an LLC means also higher downpayments, which ties up more cash than I would have liked.

But that will keep your VA loan tied up until they sell or refinance (pay off).

Even if you're not positive you'd win in court, it's going to tie up the property and the earnest money, which should be enough to strike a new deal with the seller that avoids that...

In other words, if you don't have your VA loan tied up in a property, and you are otherwise eligible, you can buy a property with zero down payment with basically no loan amount limitation set by the VA.