It's commendable that you're using a VA loan to get started.

I’ve been using a freelance property manager who insists that the tenants are not coming because the “market is slow from now until the spring”.

A great strategy is using a small amount of your cash now to lend as EMD to wholesalers.

I've yet to find anyone do an ADU conversion to a basement using a 203K.

Here’s the background on it and what I’m considering, please let me know what you think.I’m a W-2 person using a local property manager, I love my job so I need someone else to do the work.

Like a car payment😎@Steve Vaughan unless I misunderstanding using a typical  "balance, rate and payment" calculator doesn't factor amortization. 

If someone sues you and wins, they can only take the LLC that owns the property that was involved in the lawsuit.Best: Using a combination of LLC and land trust to protect your rental properties.

If you are using a PM I would shoot for 8-12% although up to 20% is still possible. 

For example a mistake that I see a lot of beginners making is using a percentage of rent like 10% for maintenance, repairs, capex.

As of right now I know I need to add an attorney and contractor to my team to move forward.I have intentions of using a private lender and am looking for advice/guidance from anyone that has done a flip by doing so.