I work with a lot of investors and I had one client specifically tired of this buyer game, or the loan contingency taking forever to remove (back on the old RPA when you could have it stay until COE), so I came up with a strategy that I could offer to you, also.

@Marquelle Smith,If you want an easy to consume explanation of the whole process, get the book, "If you can't wholesale after this...

Agenting is time consuming and costly, especially when only doing transactions 1-2 times a year.  

I don't think they'll last forever, they weren't created due to covid job losses, they were created to buy tenants time while governments figure out their stimulus plans and disburse funds.

As it stands the Government has done a decent job of propping up the economy and banks have done all they can to help people not default on their loans but this can't last forever and so once these superficial interventions starts to pull back we will see the affects of Covid.

Also, bank money is rather dry, they take forever to close, and are a pain in the *** to work with usually.

My advice to you would be " do what others won't to get what others don't" A 2-hour radius isn't impossible or difficult especially if that's where the best deals are located and the opportunity to change your life forever.

I have gone down the path of them buying it but the short story is the Wife wants to live there forever but the husband doesn’t want to pay market value and is happy to keep renting long term to keep his wife happy.

One VA loan for one consumer (marriage being the exception here) for one property that is between 1 and 4 units.  

Sorry, you may also want to investigate if DST’s can consume some of it.