As you evaluate your options, here are 2 key considerations: 1) The buyer must be VA eligible or approved by the lender and assumption transactions often take longer than a conventional sale.

@Kyle Hoppman You're on track then based upon your pivoting to open up more opportunities.I'm sure your support system is evaluating current operations and aligning market cap rates, for these subject properties, in order to identify opportunities.I often see sellers present an NOI that does not consider standard/practical operating expenses, which presents as if the selling price should be higher - when it shouldn't (if the operating expenses are impractical).After aligning market cap rates and reliable standard operating expenses for the subject properties, are you submitting offers, that make sense, even when it's below their asking price?

Want me to DM you the checklist I use to evaluate areas from my desk?   

PM me if you need progress photos, and hang in there.

As you evaluate options, focusing on realistic cash flow and local rules will help clarify what fits best. 

I'd recommend going light cosmetic / turnkey for your first one to get your feet wet and then maybe progress to a BRRRR on your 3rd or 4th deal.

When leases are set to end you must re-evaluate what the market rent is.  

Once you understand how they evaluate deals, your packages get way better.Investor-Friendly Lender Finder — If you're shopping for hard money or private lenders, this matches you with lenders based on your deal type and market.

We tell them:“We require all applicants to complete screening through our system so everyone is evaluated the same way.

Daily or weekly I look at rent collected vs scheduled, past due balance, open maintenance tickets by age, turns in progress, and upcoming move outs for the next 30 to 60 days.