As for how hard it is.. that goes without saying there is nothing tougher in the real estate game than this.. simply because you need to be proficient in all aspects  of the transaction.. so I guess you just have to decide which slice of the apple you want and how much capital you have to throw at it .. how much time you have and your sales and closings skills.. which again listening to the guys in the room these were no wallflowers..

I understand that I will sign a document to the VA that i intend on living in one of the units for 1 year but If i use IRRRL within month 3, can I move purchase another home with the VA Loan?

No way around waiting 91 days to sign a contract with an fha buyer.

I had this happen ~ sort of~but I bought it at a discount and knew I’d be on the hook for the deposits ( triplex) Basically at the closing I signed an affidavit that stated I knew after the successful closing that once I took ownership I’d be responsible for them .

You can write up a very simple JV Agreement and sign that with your investors.

Bandit signs are illegal in my city and paying $1000 for them is extremely dead.

Also signed up for a SelfLender account to build positive history.

One thing you can do is get connected with the local rei’s, go to investor meetings, find the people who are looking for deals and try looking for them yourself and bringing the deals to them since you don’t have the funds yourself, if the deals are good and they sign off on it, it’ll make for good experience and build good relationships from people who can teach you even more, all the while making a little bit of money.

So far I've managed to keep good records and receipts for all transactions relating to the rental. 

I don't think that would be a problem as I have a friend who has syndicated deals and personally signed for the loan.