In a training program I did I was taught to estimate costs at 50% of gross income when analyzing the financials, but after looking through dozens of marketing packages I have only found 3 where reported expenses even approach 40% and most are around 30% or closer to 20% of the operating income.

Also, it appears that the The Professional Career Center is an affiliate of GSAR; what benefits does that bring? 

Kind of a well kept secret, it's one of the best (if not the best) jumbo programs out there!

I'm thinking about doing to the NACA program to purchase my first property.

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Chester County has a VA in Coatesville and was doing a program with vets that needed apartments.

Was that for a 15 or 30 yr program ... did you go thru forma pre approval process ( providing all your data ) or did you just speak with them ?

So it's more a "requirement" of "the market" than a requirement of the loan program. 

It appears there is also some value add in raising rents and even adding a couple of more units. 

My ultimate goal would be to appear in google results when people search about topics relevant to what I do.