I suggest a tighter budget and a side hustle to generate some additional income for the short term to pay down consumer debt.

(this is expensive and time consuming).

@Benjamin Pifer If this is advertised on MLS or elsewhere, I would think this would have to be clearly disclosed as an additional fee to the buyer.If not, it could be an advertising or consumer protection violation, depending on how VA law is written.That said, the amount doesn't seem at all unreasonable. 

Somewhere along the way I found BP and have been consumed by podcasts and webinars.I've always wanted to invest in real estate but after 2 personal home purchases that were a loss, I let that idea go.

., Dodd Frank seller financing rules do not apply to rental properties, only consumer residential properties.

Unfortunately, short-sale properties can become very time consuming due to Fannie/Freddie regulations.  

Uber, lyft etc can be good but it’s so time consuming.

Stay out of consumer debt.

It's very simple to make a spreadsheet that sounds great, realistically much harder. 5 single families are much more expensive, time consuming, and a hassle to deal with versus 1-2 properties that have 5 units total.

TRID only applies to consumer loans ... if this was an investment property purchase (business loan) or a cash deal then a CD would not be used and the disclosure rules would not apply.