Hey John, just using a basic excel spreadsheet to manage leads. 

I would consider the returns you have now - then run a different scenario where you put that money in a basic S&P 500 tracker.

1) lease to own - Basically arbitrage model but use option to protect investment. 

Having to “disclose” the work in the flip basically is mandating doing something that helps the buyer recognize the scope of the change which justifies the mark up.  

Yes I am looking to buy in the east Rochester Area, basically in a 5 mile radius from St john fisher.

This building will basically need a full gut reno. 

Assuming you currently rent right now, and you are buying the single SFR as a primary, the 3-unit should just be designated as investment and you should be able to use the rents to offset the payment (up to basically 'zero-ing' it out, on paper). 

I do have a handout with the basic overall requirements on the VA OTC loan. 

Here you are basically hitting it without needing to manage a property in another location.

$120K is a lot of money to basically rent for cheap.