Some people like the Section 8 program, others don't.

If I have rezoning then maybe that allows me some flexibility if ADU program does come in.  

I am now set to start another program in Lee’s system in the morning.

There are down payment programs for duplexes, i have not searched or tried to do a 3-4 unit property. 

If you don’t have a large down payment saved up, don’t worry—there are plenty of options available . . .”A trusted lender will go over the various loan types with you, any down payment requirements on those, and down payment assistance programs you may qualify for.

There are alternative programs out there with reduced cost, but you are typically looking at 20% down. 

Even professionals “short cut” the process and invest without almost any research.  

I would probably take the risk at $500, but $1k feels more of a ripoff like most guru programs.

There are loan programs specifically for Virginians.https://www.virginiahousing.com/enGood luck and Happy 2025

Quote from @Jason Wray: Yes, you can use an FHA 203K program or even convert it to Fannie mae and use a renovation loan if the LTC/ARV allows.Cool thanks for the info!