Or putting 20% down in a conventional loan so you can also avoid PMI. 

The bank set me in at 7.1% interest (construction loan short term) This will be a side hustle for me.

My plan is to use a low down payment conventional loan, and with the factors you mentioned, it’ll likely be tough to find a property that breaks even.

With one small exception on VA loans, there is no getting around the due on sale clause. 

Quote from @Tiarnan Gormley: How will you qualify for loans?

There is a local loan program, I believe it is called the MCT loan. 

Kathy, check out Anchor Loans as a comparable. 

If my spouse wasn’t opposed to moving I would try to buy a new house hack every 12-15 months and use low down payment owner occupied loans for as long as it made sense.

@Hank Bank BRRRR is probably want you want to do.Buy, Renovate, Rent, Refi, Repeat.Before you go all in and either find out you don't like being a landlord or you make costly mistakes, start with just the next one.You'll have some challenges with tapping the equity in the townhouse:1) What loan amount can you qualify with your credit & income?

Also, with a VA assumable, if the one assuming the loan is not a veteran, then the seller (veteran) entitlement will still be tied up in that property.