I can do the parade of horribles for a personally owned rental property but suffice it to say that it is a long and robust parade and the horribles are horrible.

What's up Rickey, I'm a broker and investor here in Sacramento, and I manage about 100 rental / airbnb properties.

When I found the property I simply extended the radius of my search and tadaaaa "duplex" cought my attention and especially for a $350k purchase.

Getting into almost any property in Charlottesville for under $200,000 is quite the feat.

I"m interested in chatting with builders, contractors, property owners who have used either of these tools to see what you liked/ didn't like about either.

If you're looking for ways to accelerate, consider these options:Seller Financing – Some sellers may finance a portion of the purchase price, reducing your need for a large down payment.DSCR Loans – These loans focus on property cash flow rather than personal income, often requiring only 15% down.Private Money Lenders – If you can find a PML willing to work with you, you may be able to put less down.Partnerships – If you’re open to splitting profits, you could bring in a partner who funds the down payment.Since you’re okay with the slower path, just keep stacking cash, but these might be worth exploring to move faster!

The issues that most run into though is the property doesn't cash flow enough to support a higher LTV or most lender require a minimum FICO to qualify for the higher LTVs... some lenders have other experience requirements and reserve requirements as well... all depends. 

I am also open to considering opportunities in the Riverside / Five Points neighborhood, or San Marco, in Jax.Ideally, I would like to find a livable property with 3+ beds / 2.5+ baths, make use of FHA to purchase, and rent out 2+ rooms while renovating into separate, complete units.

Location and desirability are two major factors in the success of an investment property.

Raise the $600K, do the pre-development work, then “sell” the property to NewCo.