Your best bet though if you're looking at those types of opportunities will be to research properties that are owner-occupied and their business is struggling and/or are delinquent in taxes, mortgages, and other liens.

The VA loan is a nice benefit that you have earned.I am of zero help on your financing questions but wanted to be sure you knew the following some of which do affect financing (but not related to your questions):JADU, in every jurisdiction in CA that I am aware of, can only be rented if Owner Occupied property. 

It would be the seller who disclosed but if was not owner occupied they might not know a thing about the zoning and thus are in the clear.

Once we close we do not want to keep the tenants because one unit needs some repairs and we want to owner occupy the other unit. 

Just a starter question...Brand new to real estate investing, came across a well maintained fully occupied MFH.

I then realized in a few months that 1-40 unit deals had horrible pricing because all the amateurs were involved and the ones that looked good from a per unit price prospective were under 80% occupied and had ISSUES.

Used as athletic space currently.  50% occupied with long term tenants with short term leases.  

I know it will not be the 2-3% because it is not owner occupied, but does that range sound accurate? 

One unit was/is occupied by an older couple (>70) who have lived there for close to 20 years (we let them stay). 

I currently have three rentals, all occupied, two in NC and one in MI.