We have done our houses and probably over 30 other homes for friends and friends of friends. 

you can achieve a lot more than 1 house per year. what is your starting cash position?

I am adding a new HVAC system the house did not previously have central air. 

I would highlight the improvements, yet keep it brief since you will lose interested folks if you make it too lengthy.Greg's input is interesting with the videos. -- Greg, does Facebook still post your video ads in your area only now that you can't choose zip codes?

Seller is out house and credit impacted for years. 

We've learned to seek out markets with steady or growing demand and a housing supply that is not quite keeping up. 

Or should I be focusing on housing for insurance companies ?   

I can't think of a good reason, other than maybe being underwater in a house that won't sell, that a vet would allow a non-vet to take ownership of their entitlement.

If you can house hack, house hack.

I consulted attorneys who are telling me it will be at least a 2 year process to evict in housing court let alone all the protections services available for elderly / appeals he can raise.