I'm definitely leaning more towards the VA option, I just want to see if any of you have good reasons for or against either option.Ryan Conventional pricing is around mid 4's to higher 4's while VA pricing in the lower 4.00's but if you price the VA to be on "par," with conventional meaning the VA loan with no VAFF (VA funding fee 2.15 - 3.30%) then you'd have a similar rate to the conventional loan apples to apples pricing wise.The one advantage you had mentioned is that the scenario above wouldnt be  apples to apples when it comes to down payment because the VA loan would have 0% down while the conventional loan you could have as low as 3-5% down (with PMI paid monthly or within rate or split premium).Also, you only have VA entitlement (if not already tied up else where) for usually one property or home so by using conventional you can keep an ace in the back pocket or conversely you could do a low down conventional low with no monthly MI and keep the VA in the back pocket for emergencies or future planning (in case you plan to move out to get another primary shortly after 1 year again).VA loan also has a lot of YSP or yield spread premium so you can do no down and no closing cost pretty easily or use the credits towards paying off the VAFF or taxes/interest/insurance etc while the conventional loan does not nearly have as much YSP or lender credit to offer so your ability to strategically plan with your rate is not as readily available as VA.Generally, I'd say VA all the way 90% of the time but there are reasons to keep it available.

Sellers will not be as naive as single family home owners who often don't know to check pof's or ability to close.

State senate passed a bill in 2015 establishing this 3 year delimiting date to ensure "perfect title" to purchasers at tax auction.

Their current behavior is either based on a lack of willingness or a lack of ability.

Lately I have noticed his prices going up and his ability to finish jobs go down.  

But the ability to add a legal, rezoned studio in the garage might make the deal a little more appealing.  

(his degree is Aerospace Engineering) Since he'll need to go the FHA route for his loan to get a low down payment, we're looking for some remote leads on investor friendly lenders and local real estate agents that can help us locate an ideal property for him.  

In terms of credit or whatever, I think more importantly you'll need to show your ability to service the debt - i.e.

Portland is a great place I worked up there for years and it would seem you would have a great op for maybe a air bnb or even a room rental property depending on the location and the ability for college studentsI'm in a pickle myself I bought a rehab property and completely gutted it with all new everythingjust need the money to completegot it rented for a screaming deal-650 a month and I'm paying all utilities at leat its kind of making the paymentkeep your options open and look in the area if you can for ops on getting the rents you needif you do a lease option make sure you get a nice amount down with good terms for you that way in 6 months when they default you get the cash you need to cover expenses until you get it filled againGood luck!

d - Do you have that many properties in your market that will deliver this to you...and do you have the ability to manage, etc... them all, as they build up.