Adult family home means a place where 3 or 4 adults not related to the licensee reside in which care, treatment or services above the level of room and board, but not including nursing care, are provided to persons residing in the home as a primary function of the place except that it does not mean a place described in ...Aug 13, 2015

Creative financing isn't getting an installment contract at 100% or even more without skills.Land, labor, capital and entrepreneurship are the functions of economics, any three of land, labor or capital can be substituted to build a transaction but entrepreneurship is always applied.

This reminds me when Barney Frank, Chris Dodd, and Elizabeth Warren with absolutely zero lending background got together to teach us big bad lenders a lesson by making it harder for smaller operators to function thereby protecting their big campaign donors...the big banks (look up campaign contributors for those three...you'll be shocked). #4 on your pricing list, the DTI adjustment, is going to be unworkable.

These are all free and have robust functionality.

If the leach field is bad or the tank isn't functioning properly it can be expensive to fix.Similarly with the windows. 

I am assuming it is similar everywhere:- peeling paint- smoke/CO2 detectors- hand railings sturdy and in place where needed- windows open and close properly- heat/hot water functioning as it should- any obvious safety issues

Some of these properties have perfectly livable basements with a fully functioning bathroom and although I know I wouldn't be able to rent these out to anyone, would I be able to occupy that living space and still hold good standing by meeting the VA 1 Year Primary Residence requirement for this loan agreement?

Commercial brokers function similar to wholesalers regarding property solicitation. 

I am really starting to rethink reglazing the tiles based on all the comments I am getting....Maybe reglazed the tub replace the rusty medicine cabinet and replace the sink with a more functional white vanity?

Given that you are transacting directly with the seller, I recommend either wholesaling properties or flipping every two rentals bought to keep the assembly line functioning.