Cash flow is mainly a mechanism of leverage in the deal.

DSCR will not work as they are business-purpose loans and you will have to sign an affidavit of commercial use. 

The main property will be my primary residence.My biggest question is, what kind of foundation would you use, (that is to code and will pass inspection/permits in Charlottesville) that is either relatively easy DIY or cheap to outsource.

We mainly own SFR and do LTR but last year we added our first STR and its been a great experience.

I made the layout more user friendly, added a whole wall of closets in the main bedroom, totally gutted kitchen and bath.

However, this structure provides two main benefits: 1) I don't have to build a big marketing machine to raise money.  

@Brad Smith One main way is picking up the phone and forming a connection with the different reps.

They used to be marketed with all of the other homes on the main search page, but a user had to go into the filters and specifically select the "FSBO & Other" tab.

There is a good real estate professional group in the area that I think mainly communicate via Facebook.

Phil Alexander, the main guy, does not hold the local providers accountable.