However its a VA loan which requires 4% at closing apparently and he wants home warranty, few other things included in closing costs i would effectively pay.   

@Mike Flora As a stand-up guy, you will therefore have no issue with making sure that when you do the deal with the "owner", you will have in your contract words to the effect that "I do not intend to occupy the property as a residence.

Once calculated correctly, it will have a dramatic effect on returns.- An investment must be judged over the entire hold period which includes the resale and NOT on a yearly cap rate or COC return projectionThat being said, I own plenty of $700-$900 rentals and most do very well.

A unique brand is also more flexible in case you want to change your strategy/location or if the "We Buy Houses" line stops being effective in your area.  

I'm still pretty green at this but I'm trying to be as effective as possible.

If your personal finances are not in order than what makes you believe that you will treat deals and the money it produces effectively.

I bet filling with dirt would be a lot cheaper and just as effective. 

I will definitely be checking out the learn section right NOW and will be putting into effect the advice that you have given me.

Despite the Safe Act you can still effectively rent-to-own.

They are very cost effective for any size 1031 Exchange transaction.