If you don't then you have to get creative and the chances of having something work gets smaller.So something to sell him on is that if he owner carries, most of the money he gets is taxed as interest income.

VA allows you to carry 2 VA loans with specific circumstances (which you would qualify under based on what you wrote) but you can only have one loan below $144k and one above $144k (or somewhere close to that amount).  

I have to agree with Mom Get a job in your field that pays a decent wage so you can carry out your dreams of being a real estate investor 

Paneling still carries some of the benefits of modular construction without the same resistance that modular methods face. 

Two tenants also helps you mitigate risk, should one leave you still have 50% of the building occupied which means your carry costs are only 50% of the NNN's and PITI.

I like this one.3) Highest risk because too much carrying costs with hard money, inability to predict where market will be when it's time to sell (9 months + modular construction time), opportunity cost if your funds are tied up and another deal comes along so I'm not a fan, negative cashflow like crazy over a long period of time is no bueno.Like the numbers on your deal, too bad 9 months + build time is really far out.

If its the main house,can the seller do an owner carry with a subject to (if they have a loan) for a few months while you complete the remodel?  

You probably wouldn't want to use direct vented gas fired hot water heaters since they carry a bigger price tag, so if you use gas for hot water heating without direct venting your exhaust has to go through the chimney - there are sizing requirements for that and requirements for how to share a chimney; electric hot water heating won't have this issue.Then you have PECO to install gas lines and meters.

You can carry the losses forward and apply them towards your 2018 taxes.

Note the lath stuck up in the cavities from previous repairs: the guys that rigged the last repair job didn't even carry that out.