Lastly funding developer who has 3 subdivisions going in WA DC market. these are big time deals and with our funds for the soft costs  500 k to 1 mil on each project my client is going to make  sit down  but probably over 10 million net  life changing money and well we will do good too !!

Here are my two cents...I recommend starting in a market with strong fundamentals, such as steady population growth, an influx of major corporations or large businesses relocating to the area, an affordable cost of living, and high rental demand.

My wife works for Ferguson, and I know many contractors, so I can get a lot of materials at cost.

Goal here is to use the VA's 0% down on a multiplex and rent out the unit I'm living in after 12m.
The mental gymnastics I'm going through is how exactly that would work without committing fraud.
Can I refinance m...

How much do you net (including financing costs)?

I am actually under contract on a property in Columbus, OH and weighing the pros and cons of self-managing vs. property PM because I cannot seem to find a PM that seems reliable and worth the costs.

FYI, most of my CFO clients borrow from HMLs that will lend up to 100% of their rehab costs. 

Many months of costly vacancy, local market rent & resale deteriation, special assessments, property taxes and maintanance fees suggest a quick sale would have been the wise thing to do 2 years ago.

The cost shouldn’t be double what a duplex is, but should likely be less per unit.

I am estimating the note would cost 2.5k per month at most.