Va Loan funding fees can be rolled over based on lender guidelines, here is what I found from veterans united "The money received from the VA Funding Fee is used to offset the few loans that go into default, and further reduces the cost to taxpayers, ensuring the VA Home Loan program continues for future generations.

forget investing for the moment your whofully undercapitalized.. and you could end up losing whatever you have.if you want in real estate and your working part time now.. get a RE license cost maybe a grand.. so spend that on education.. get in with a top flight broker on their team.. earn while you learn.. then start saving money.. hang with the club that does deals  IE real estate agents.. you will find off market deals before anyone else and you don't have to send or spend money on marketing to get them its all in the club.short of that take your degrees and energy and move to a better work environment.

Sounds to me like you have a few options:1) Use your savings to pay off your student loans - that's an instant 6.5% return on your money.2) Make smaller principle payments to reduce debt. 3) Spend A LOT less money.

So cap rate purchase is generally low and you are hoping for increased rent growth to further yields unless you built the complex from the ground up to own then you might have a 10 cap rate to cost versus buying in the market for a 6 for class A apartments  with little operating expenses.Watch out for (newly renovated) properties where some syndicators and sponsors do rehabs on the cheap but the expensive items are fixing to go out after you own it reducing yields heavily in future years.Newly renovated to these sellers might mean carpet,paint, some lighting fixtures.

Negotiating for them to take over the yard care in exchange for reducing the rent, sure.

One possible strategy that can reduce the risk of a 1031 Exchange is to consider using a Reverse 1031 Exchange transaction.The Reverse 1031 Exchange will allow an investor to spend all the time necessary to search and locate a suitable Replacement Property.

Have not considered any future vacancies or tax payments to reduce the question size.

Opportunity value on equity is reducing your rental income by $1700 and $1300.You need to either sell or at the very least pull out the equity to reinvest.

Know your market, buy right, rehab right, have the right Property Management, have the right tenant, reduce vacancy/turn over.

This will reduce your taxable W2 income (401(k) contributions offset your taxable income) and you are paying yourself the interest on the loan while preserving the ability to build up your retirement funds.