I did not include the garage rents since the garage accrued no expenses and not every property has one.Vacancy = 4%Operating Expenses = 50% and breaks down as follows:Property management: 10%Fixed expenses (property tax, insurance, water, sewer, trash): 21%Variable expenses (maintenance, repairs, lawn care, leasing fee, gas, electric, inspections): 19%

With investment property its very common for the investors to give power of attorney and we conduct the closing ourselves. 

However, if the vendor is still personally on title as a tenant-in-common, there may not be a mortgage registered ... in which case, a conventional lender may not see the property at all ... or will simply see a property you own jointly with a another party.That said, you will still be signing an agreement with the conventional lender in which you state that you have disclosed all such debt obligations :-)

Taking out the property manager, net monthly was $1000 without taking into account maintenance/potential vacancy etc. 

I would also look into the plumbing and electrical to make sure you don't have any big ticket deferred maintenance items there.

Analysis:Rental of Other Property Not Securing the VA Loan Rental income verified as stable and reliable may be included in effective income.If there is little or no prior rental history onthe property, make a determination based on review of: documentation of the applicant’s prior experience managing rental units or other background involving both property maintenance and rental any leases on the property, and the strength of the local rental market.

Is it common for the buyers agent to charge a fee to the buyers?

If it is a master planned community with a large common areas (perhaps a pool) and extensive landscaping could also be in that category.   

So 2820/(%15 down + some closing costs) (7350+1000)=33% cash on cash return, so 3 years I would get my money back.opinion- less capital to put in, more money at the end if more stuff goes wrong, but 1 house and will have to wait longer to get the third property. if tenant moves out I can rent out rooms for college kids even if its 400 a room for the 3 bed. thats 1200 which makes it better deal. would be less stress to manage, but dont have any recent maintenance on this place yet. 

Manager handles the common area lawn and snow shoveling.