I have talked to a couple lenders and they have suggested 203k, but if I invest in Philadelphia, I have a buddy that would help me and I don't think it would be qualified as a GC technically. 

I also have a buddy who manages one.Feel free to message me and maybe I can connect you.

My buddy and I have been studying up on all things RE recently and want to develop some hard skills when it comes to the BRRRR strategy.

Side note: I also have a dog and he is my best buddy, so I love dogs but I don't think its appropriate to have them while looking at properties.

I obviously did not add a line item for vacancy costs that's something that I will need to account for as well but according to my buddy who is a General Contractor, the renovation that I’m going for should be feasible with my budget and a 12 week timeline.My thought is to then refi after a while (likely 1-2 years) and pull out somewhere between $30-$50k and then use that do fund my next deal plus the nearly $1,400/month that I’m saving from my current situation.

Look at that crazy rate spread, and that spread is ALSO why your Realtor buddy thinks VA loans have higher rates - VA loans have lower base rates, nearly everyone in the mortgage banking sector just hates veterans (according to their actions, not their patriotic words). 

I would find a property in South Vegas or Henderson (above your 225K range) , Near Nellis bases is the best area in Vegas for cash-flowing properties in your price range , BUT if you are ok with the area and can find army buddies to rent to.

If you want to continue to live with your buddies, what about buying a place and renting rooms to them?

We should connect buddy.

One is there should be NO change orders unless it is unforeseen conditions (recommend design/build GMP contract), downside is if they are buddy buddy then that can lead to problems down the road on quality issues