When you gain some equity, you can refinance the VA loan into a conventional and go purchase a new owner occupied property using you VA benefit. 

But I do know that if I do choose to go out of state, I better known darn well why I'm not investing in Tacoma.Another piece of this... is that all the homes I"m finding locally that fit the numbers to produce cashflow (and there aren't many really, inventory is somewhat low), all need some work, or some substantial work.

At a minimum, a home usually must pass a 4-point inspection to qualify for insurance (and thus financing), so if a house needs something as simple as a new roof or a new a/c or furnace (which is very often the case with REOs), it kills the deal for conventional, FHA, or VA financing. 

I've been operating in all cash, and for various reasons can't take out a conventional mortgage. 

I'm looking for a lender since I cannot do any more conventional mortgages.

peak mortgage in KC  bridge in TN  and there are some small banks I have seen some on some of the properties I have sold.. first time I have seen conventional financing in the out of state buy and hold market since 08.. its coming BACK

I'm still trying to buy my first multifamily in Columbus so I'm almost certainly not going to do it with all cash but I'd still be interested to see what sort of inventory a wholesaler has that I've not found...

Owner financing is not anymore dangerous compared to other conventional lending options available.  

Are you unable to get a conventional loan yourself or would the property not qualify?

For longer-term investments, what is the best loan option: conventional?