And noting that the SEC “has claimed sweeping authority, but refuses to provide any rules, let alone consistent or coherent ones.”Got it?

Thus, adding any amount of interest on a second is irrelevant if you lose everything.We know a few who specialize in seconds and consistently lend behind us.

I would also need assistance with building the right team, which consist of a great lender, realtor (that has experience w/out of state investors) property manager, contractors, etc.Any advice is greatly appreciated, thanks in advance!

@Eduard Gibert Renart - Interest-only notes would produce a consistent yield.Another strategy is to buy discounted notes.

Make sure to define your requirements and screen all candidates consistently.

Demand has stayed consistent this year and end of year has been crazy busy with tax depreciation purchases or value add. 

You need consistent income. 5 units is not enough to keep you afloat especially with your situation.

You're not wrong but there's a consistency of look and this is a higher-end rental (although I'm mindful that everything has a range).

Sellers aren’t going to consistently take 10% less for cash.

Chapter Seven of the VA Lender’s Handbook clearly states:“If a property is to be owned by two or more eligible Veterans, it may consist of four family units and one business unit, plus one additional unit for each Veteran participating in the ownership”.