Bad reputation with some agents- We've had a number of agents recommend to their clients to reject a NACA offer.

I wouldn’t recommend it, but I would never want the stress of an uncomfortable mortgage payment.

We actually challenge our clients to diversify their RE portfolios amongst Class A, B and C (We do NOT recommend D!).

You will want the full set of plans: elevations, electrical, mechanical, plumbing, floor plan with signatures and seals.For the mini split, some recommendations: If you're going to use 2 heads (one for living room, one for bedroom), get 2 separate single zone outdoor units (not a multi-zone).

Rent Roll13. property survey14. prelim title report (your broker can help with that)I DO NOT Ask or recommend my clients ask for tax returns, credit reports, bank statements - These fall into financial privacy protections and if my buyer walks from the deal, there is too much liability & risk with having that information if were to be leaked.If a third party management company has been managing it, you'll get basic information (income/expense, rent roll & leases, maintenance records, capex (maybe if they oversaw)).Owner operated properties will have less of this information as most mom/pop operators don't keep good records, in my experience.Don't worry about all this BEFORE the offer. 

Does anyone have any recommendations for a real estate agent that has experience with VA Loans (specifically- assumable VA loans)?

Material participation might involve managing properties, handling leases, or overseeing maintenance—activities that are more hands-on than those of a typical passive investor.I recommend doing some tax planning and see what options you have .

I do recommend a cap and you can also have thermostats with upper and lower limits so one person can't set it to 80,  put those limits in the lease. 

judgment is higher than $5k who do you recommend for #2, or #3 option?

There's no benefit to anyone if they can’t rent the rooms, so your interests are their interests, and they're looking out for you - they actually recommended I back out of the first house I put an offer on due to foundation issues that they weren’t comfortable with.