You have to sell to realize your gains, and will lose on the transaction at this time.  

Quote from @Jaycee Greene: I don't disagree re: architects, but it's mostly the former rather than the latter.

I've called a couple title companies there and they are not familiar with the process and one said that the practice CANNOT be done in the state of IL.

I wish you all the luck in the world!

And about a handful of messages in the app per day. 

AI is not some magical, all-knowing miracle that can pull leads out of thin air.AI is simply a faster, more hands-off way to find the same low-quality leads you get from DMM, cold calling, and SMS marketing.You’re not improving lead quality—you’re just finding bad leads faster.

I think you would be wise to sell and use the VA loan for your new home. 

The employee should "win" when the PMC/Owner wins.

The second option and the better option (my opinion), partner with a more experienced investor on the first few deals that has the contractor, system and knowledge.

In today’s housing market, where inventory remains tight and competition is fierce, speed and decisiveness have become critical factors in securing a home.A Market Defined by Scarcity and CompetitionThe U.S. housing market is still struggling with the effects of years of underbuilding following the 2008 financial crisis.