Structuring is really going to be whether their timeline, compensation, additional insurance, policies, etc, align with your space. 

Additionally... yYou want to push for another $25/mo or $50/mo.. 

We had an issue with involving the electric company for an upgrade so we went with the same amp service because the additional time to get the electric company in.

I can play with the mortgage numbers and add as many additional expenses and as much income as I need.

They also live in CA and my rental is in NC, but once everything is set they said they would fly out here on the first day of the lease to see what additional things they need to buy to make sure the some is ready for their potential tenants.

Figure an almost guaranteed 5-6% for the realtors, a couple percent for the government’s money hungry hands, and a couple percent in either concessions, repairs, additional expenses etc. 

Yes, both VA and FHA are assumable, however, I believe you still need to qualify debt-to-income ratio-wise and they must be your primary residence. 

Secure responsible debt on your properties.

Some additional quotes and information should make your decision clearer. 

Look into business lenders instead of mortgage lenders, additionally, you may want to consider making this deal as an LLC and fund it from your retirement (Self directing it) if you feel strongly about your ability to succeed) this may allow you to come up with a down-payment that you may not have otherwise been able to.