I have no use for this property and its a bit of a gamble in terms of zoning so I want to invest as little as possible, I just like the rezoneing process as its alot of fun dealing will all the crap that comes up so if I get my zoning Ill make a killing, if I dont Ill just donate the property to my church as I have no use for it.

You'd like a cash-flowing property in an appreciating area or a property where you can force appreciation, but banking on organic appreciation is akin to gambling.

The words chosen in the last paragraph completely betray a mindset fouled up by Fox News and other angry propaganda, like a bunch of latino carpet installers are "abusing" roads and law enforcement and welfare by driving around and working.

Well to me that is speculating AKA GAMBLING,HOPING,WISHING now that may work for some, but Im an Investor....WHAT I HEAR AND WHAT I READ IS.....CASH FLOW, CASH FLOW, CASH FLOW IS KING!!!!!!!!!  

So we have chosen RE as the vehicle to get us there.  

Before I ask what they're looking for in a house, I ask them if they've chosen a lender.

Any thoughts on whether this is more of a gamble than an investment would be much appreciated. 

No,you are not required to pay the buyers closing costs by the VA or any bank loan.It is a sales tactic.They are already getting a no money down loan from the VA and now want you to pay the rest of it for them to make it a home run of a deal for them.Simply counter to them by stating you will pay none of the closing costs.They are gambling that the house doesn't have any other offers and won't anytime soon and are trying to force you into making less money.Everything is negotiable.Offer 1/2 the costs if you want.Also remember that the VA is notoriously slow to fund the deals and escrow can take up to 60 long days to finish with no guarantee they will be approved until the end.

I'm in that situation right now: all of the multifamily options in my chosen market are "bad".

Quote from @James Gamble: Quote from @Joe Summer: Quote from @Greg O'Brien: @Luis Espinoza I would say you are better off finding a good asset protection/biz attorney and CPA combo.