One fun fact to consider is that your first use of the VA loan does not come with the lending cap so if you did want to try and get a 4 unit on that first purchase you may be able to shoot a bit higher if you can qualify for the loan, which in VB may be your only avenue to multifamily without going toward the Norfolk area.

We've done gap lends before....it is riskier but there are ways to mitigate risk by working with the right borrower. 

Continue to repeat #1 recommendation every 12 months until you are tired of moving.The ugly truth is that you need some money to start investing in real estate and I strongly recommend you do it with your own money before you start lending money from family and friends.All the best and keep up posted on your progress.

Create LLC have dad lend money to LLC, use this loan as down payment on larger property(s) as your dad’s loan is NOT secured by real estate but by the LLC.3.

You are the member of the LLC not an s corp or a c corp which owns the LLC - which is more traditional in syndications and other setups

They are not Multifamily and can't be expected to be the same with MF syndication as such.

There is more time invested but totally worth it for the increased cash flowHi - what bank did you get your lending from? 

Nah needs to be 30+ apartments syndicated from a blind pool of investors with no money of your own before you turn 18 years old on a sub-to commercial deal skirting the lines of legality placed in an LLC INSIDE of a reverse S-Corp with dividend disbursements on a quarterly schedule of 10+%. 

We're in a similar bind, and are beginning to look for lines of credit from lenders well versed in real estate lending.

I’d be very grateful for any advice or recommendations on how best to approach these modifications.Also if I were to refinance in the future to pull out cash from the property, is this something that banks could refuse to lend on if I have code violations of lets say a wall that was moved or removed?