This year, I've gotten really lucky and have not had any cap ex or repair services yet this year.

Keep your 50k for emergencies or repairs or even find another duplex/fourplex to buy with a conventional loan. 

I'm trying to us my VA loan in conjunction with the VA For alteration and Repair Loan.

I need to have an old foundation in a rental house repaired and repointed.  

Is everything in good repair and look good?   

@Travelle MasonFoundation repair, mold, can both be expensive and timely to fix

How do you estimate for repairs? 

So plugins in the numbers Prop price $135kDid the ARV(160k) x 70% = $112k - $40k for rehab (this is me estimating through pictures)So my all in offering would be 72k give or take $4k closing costrent around the area goes low $1200 to high $1450 So i went with $1200 to be conservative on my numbers Monthly gross would be $2400 Prop tax $166Insur $100Mortgage(30yr fixed at 5%) $724Propt manager $240Hoa $0VACA (10%) $240Capex/repair (10%) $240Total expense $1710$2400-$1710= $690 cash flowCap rate= 9.98%Coc return = 23.65%So my question is is this a good deal?

The bank may get notice of the title transfer but sees it going from what looks like the owner to the owner's trust. the buyer then makes the repairs he needs to get the property to where he can refinance and change the title straight into the LLC. 

It looks like it needs a new roof or significant roof repair as well as wood siding repair.