There's absolutely nothing wrong with a thorough/strict lease, but keep in mind that no Lease can supercede local/state/federal law.

The property values in Milwaukee are still quite low.  

Which in this case is likely close to par since the LTV is low.  

ONLY focusing on your preferred/necessary number, and being able to justify low Offers to Sellers, should become easier the more times you make Offers.If the numbers and/or your finances don't look comfortable for you at $38k, learn to say: no.If you end up getting every property you make Offers on, what can I say?

It would be a low doc loan, so we only have a few underwriting guidelines. 

I'd go to your county courthouse, there is usually a desk there for free legal advice with an attorney, or they can hook you up with a low cost attorney.

But do care a lot about low energy bills.

I grew up watching my dad invest in buy and hold properties while on a low income.

But, only really possible if 1) this is normal for the area OR 2) rents really are a little low for the area.  

Add to that the fact that VA has no mortgage insurance and rates on a 30 yr fixed are currently in the low 3's gives you an incredible opportunity.I highly doubt an underwriter would approve a VA loan for a part time residence in Texas, while your family is in California.If you want more info on your VA options.