@Sam LaGrassa You've listed one of the fundamental mistakes an investor can make, creating a business model on hope and speculation.

I have been reading the fundamentals about the different niches in real estate, but I would like to get real experience. 

As long as you don't put both your names down on the loan.VA loans don't have a cap but to get the zero down payment benefit you have to keep your totals under that $453k or whatever the limit is for your area. otherwise you put down the difference.You can get a certificate of eligibility on your own through the ebenefits portal or a lender can do one for you when your ready.I was trying to find a good article that i read a while back for you but i don't know where i seen it.

To me I count those things as probably more important than the actual deal itselfSo here are the numbers:Purchase price: 70KRenovation costs: 26K (I originally estimated 15K hahaha I wish)Closing costs: 2KAll in cost of 98K.Currently rented: 1200 per month.The bank appraisal with my local bank just came back at 134K and with a LTV of 75% I am eligible to refinance out 101K on the total deal.I am only refinancing 90K which will leave my all in costs at approx 8K on the deal.After PITI and reserves for maintenance, capex, vacancy, and management I will cash flow approx 200 a month with a 23% CoC return!

It seems odd that it isn't explicit like it is other places, but it also seems odd that it would just leave it up to me to decide if I'm eligible for a hard money loan from the county. 

@Claudia BealsYes, as an independent contractor, you are likely eligible to sponsor a Solo 401(k). 

@Morgan Klein - here is the fundamental error new landlords make. 

There are some scenarios where you might be able to have a Solo 401k with part-time employees or independent contractors, but you'll also want to look at how long you'd expect to remain eligible if this applied to you.

Among the benefits of this are:1) you can claim the deduction even if you do not itemize your tax deductions2) it can lower your AGI, which may make you eligible to claim additional tax deductions or credits

Will I still be eligible for an FHA loan when I do decide to owner-occupy?