Having dual licenses, loan origination and real estate, has got me involved in most parts of the investment transaction.  

Yes the product might be Real Estate but the LP is just loaning money.  

Is that eligible for an SBA loan? 

It has to be your primary residence to be able to use your VA loan.

Are there any options for lower down payment loans in general or even for college students?

Hi everyone, new to investing here but I've used the VA loan 3 times now and have had 2 at once so I have a good understanding of how it works.

Leverage your construction expertise to accurately estimate rehab costs and streamline renovations, and focus on financing strategies like hard money or private loans for your BRRRR deals.

One your loans will be a higher interest rate, next you will have annual filings, the cost of a registered agent every year, and items like that. 

We bought it for $90k they said it was worth $90k after $30k in repairs, then a second appraisal said $120k so we could get out of the Hard Money loan by getting a personal loan and maxing out our LOC again. 

Start by talking to a lender to determine how much you can afford (and that you can qualify for a loan).