I hope you can still use your beneficial VA loan products.

https://store.biggerpockets.com/products/lend-to-live

Just keep expectations realistic: turn-keys rarely deliver strong day-one cash flow because you’re paying retail value for a fully finished product with a tenant already in place.

Focus on providing great product for your clients and learning everything you can to be pro level, Good luck 

I figured if fracking did not accelerate production, my investment would be worth near what I paid for it.  

I hadn't heard of such a product. 

As far as cash flow or future upside, so you're investor profile will look different for each deal. start with a deal, find the appropriate debt product, then you structure what partners are looking for.

They position the property as a product  with good photos, staging, pricing strategy, timing, everything.

I think everyone can benefit from talking to a Certified Financial Planner once in a while......I would prefer one that does not have a product(s) to sell.....

Without a brokerage to sponsor you can not even view listings for realtors but alone selling or buying properties. 80% drop out of real estate business 1st year because they have low production or no production.