Please let me know if I am.*   I'm happy to help!

If I know I don't have someone coming in the same day (and especially if no one's coming in the next day) I'll push the cleaning out if possible and then let the guests know they can stay as late as 5PM, and for free.

What you need to know is that they are trying to "check some box" on a due diligence form.  

I know some who do 25%, 30% sounds way too high to me.

I’m about to PCS to San Antonio for a year and was considering buying an investment property to live in while I’m there, then rent out after I leave.My question is this: since we’re restricted in getting fixer uppers with the VA loan (I know there are renovation loans), what are you looking for with the property?

The PM should know how to handle evictions or hire attorneys competent in these matters.

PMs will of course come at cost but a good one is totally worth it.Let me know if I can help, good luck!

With 1031 you have limited time - if you decide to invest it here let me know, I can help. 

At the end of the contingency period, you and your agent will let the seller know if you want to move forward with the purchase, if you want to terminate the agreement, or if you want to ask the seller to make repairs or issue a monetary credit before closing.

Sounds like you know that you want to find a 4-unit property.