You see like many average Americans My finances are in a small mess, but I’ve just gotten my income tax return and paid down some credit card debt, so I want to use this breathing room wisely.

In akron, the water department will give you a credit for leaks if you send notarized proof of us fixed

My credit score has always been in the mid to upper 700's but was badly damaged by a timeshare that I purchased over 20 years ago. 

I received a quote from a local back on a 30-year fixed for a three-unit rental property of 5.5% (with good credit score).

My lender says there is a potential to get the rental with remaining VA credit if possible.

Credit score excellent, property is over 1.25 DSC...

They agreed to take loan payoff for the house to avoid foreclosure on their credit.

You see like many average Americans My finances are in a small mess, but I’ve just gotten my income tax return and paid down some credit card debt, so I want to use this breathing room wisely.

If you can find a turn key place, with tenants already in it and it is already managed, and it cash flows...consider getting a personal loan, using your TSP for a loan, credit card advance etc for the downpayment.....if it cash flows only....Some markets a duplex is 250K, while others it is 129K...20% of 129,000 is not unrealistic using other creative ways to get cash. 

I haven't used it (yet) myself, but banks can offer you lines of credit for a percentage of your retirement account value.