-You must wait 60 days from the time a loan is repaid in full until you are eligible to apply for another loan of the same type.

DC is a fantastic market with great fundamentals. 

I just look at the fundamentals and often just trust my gut. 

A 4 unit property is still considered eligible for a Residential loan.  

Does having the units detached disqualify this from being eligible for FHA?

If you are actively flipping that makes you self-employed and eligible for this vehicle. 

My questions are: what business entity should we form in order to ensure we are eligible for the programs (LLC, Corp, etc)?

This is the fundamental problem I have with Wall Street who takes too much fees off the hard-working efforts of the middle class. 

There's a lot of options available but not all of them fit with willingness to assume risk, spend time or money, or want and need.My wife and I are both AD and recently starting investing out of state with SFH rentals in cheaper markets than where we are currently stationed, it's been working so far but requires downpayment cash since they're not VA eligable purchases.  

Your excuse for not paying is court costs, which are not eligible to be deducted from jv profits, and a totally different set of contracts to a property you just said you sold, but reclaimed...