I utilized an assumable loan (all VA and FHA loans are assumable by law) for my most recent home purchase and am hoping to do this again for my next one! 

Hoping to replace my income over time with multifamily units and utilize house hacking.

You need a great commercial agent on your team, a cpa who specializes in land development, a great architect, a surveyor who can do your short plats, a great dirt and underground utility guy, and a great permit specialist. 

I agree that there should be better ways to screen out the dreamers and tire kickers from services that people and firms are paying to utilize here.

The cost to repair the system was high, so we decided to move to a flat monthly fee for utilities.

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I would like the system set up where the tenant pays for the utilities.

Once you take down deals successfully utilizing your friends and family network as investors you will have  a track record and can use that success to propel yourself into new capital relationships, some even by referral if you do good by your initial investors. 

We are purchasing 1.39 acres of land and plan to utilize a workforce housing ordinance through the county to reduce the required lot size to fit more houses onto the land. 

I would also suggest that you offload utilities to the tenants.