I don't think I should have to pay individual fees for each transaction, but am I wrong in this?

Seller finance deals work when one of the following situations is present1- property can’t be financed with institutional financing usually because property is vacant (commercial property) or in bad condition2- seller will only accept an above market price for the property and by offering seller financing opens the universe of potential buyers to include people who wouldn’t qualify for financing3- seller is able to obtain a “piece of the action” from a buyer rehabbing the property and hence ultimately obtain a higher price.4- the seller has an existing low interest rate mortgage and wants to “wrap” the existing mortgage into a seller financed higher rate mortgage and pocket the differential 5- property is an investment property, seller has a low basis in the property because of depreciation, and wants to spread out the taxes due.Are you thinking of trying to purchase with 100% seller financing, or are you able to /willing to offer a down payment of say 10-20% .  

While it's not a requirement for investing, I think having a solid foundation of knowledge will set me up for success.

@Brett Riemensnider, here are a few things to think about. 1.

I think you can find a good deal and win in every market.

Since the VA guarantee is really only worth maximum about 140 grand or so I think currently, each house would have to have been $300k or less in order for that to work.

I think they usually give an hour then hit the road.

I think self management would be very doable for you and your spouse provided you either buy decent units or get them renovated quickly minimizing the need for time consuming repairs.

I'm also thinking about looking to co-share the ownership.  

Yes, I think you would be fine with your lender, many people move out of a primary and turn into a rental.