Alternatively, suits for specific performance compelling someone to SELL their property can be successful.The theory is that there're many buyers for a given property, but there may be only one "dream home" for a buyer.  

Success is a process, failure is a choice

A smart, seasoned investor knows more about alternative creative real estate contract engineering than the lawyer, banker or an agent.

For the first few properties I can alternate between VA and conventional non owner occupied loans and save up the down payments for the latter loan type in between buys.

Good choice, I think.I guess I'm going through some kind of mid life crises.  

Are there alternate ways of protecting your investment properties?

You have several choices.  

An alternative would be for your plan to be the bank, and lend money with a fixed rate of return to the partner, secured by a mortgage on the property.  

Your choice, BUT a 10yr roof is not 'in poor condition' unless A) it  was installed 11yrs ago B) an inspector says so in writing. 

I've done joint ventures with sellers on physically distressed properties as an alternative to straight seller finance.