I'm assuming I'll need 35-40K for the rehab which would bring my investment total to around ~130K.

Would I be correcting assuming that if they have something in their background in another state, other than Pennsylvania, it would show up?

For the one person who liked the house and said they’d apply, but did not, I would assume either they will apply, or they never actually qualified form the start.

Assuming they save $10k in interest over three years and get $10k in cash flow and $10k in appreciation, it’s kind of similar to the cash offer, but definitely more aggressive.

It recently dawned on me the idea of a non military affiliated individual assuming a VA loan, would this individual be able to then also gain the benefit of using an IRRRL since they have now acquired a VA loan through assumption?

Don't assume they don't own property somewhere else, just because they are renting. 

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!

We wrote the contract on a "per acre" price assuming 8 acres contingent upon a survey. 

I'm going to change the parameters of the question and assume all properties have 70% financing.  

In my opinion if you could get the 10-pack in the 600-615 range (assuming due diligence irons out), then they could hit that 10% CoC as-is.