The contract I am filling out breaks down closing cost as followed:Seller Costs: 1) Taxes on deed. 2) Recording fees for documents needed to cure title. 3) Title evidence (if applicable).Buyer Costs: 1) Taxes and recording fees on notes and mortgages. 2) Recording fees on the deed and financing statements. 3) Loan expenses. 4) Title evidence (if applicable). 5) Lender's title policy at the simultaneous issue rate. 6) Inspections. 7) Survey. 8) Insurance.

We really want to build our cash reserves while simultaneously increasing deal flow to 6 deals a month.

You can seek buyers simultaneously to finding deals to give you the comfort you want before securing a property.  

John Guinta you can own an FHA and VA simultaneously.

The VA loan is an even better product than most people realize, but there are a LOT of stipulations and most loan officers (a) don't know about the even better benefits like: multiple VA loans, joint VA loans, VA loan assumptions (including the super-low interest rates), VA loan eligibility for surviving spouses, multi-family loans, the VA simultaneous purchase and renovation  loan , etc and (b) those troublesome stipulations that get buyers in trouble mid-way through the closing.  

While this is typically reserved for more advanced investors, you could look into doing a 1031 exchange if your gain exceed $500k to defer the rest of the tax. 1031 exchanges have a fast timeline so they can be very tricky, but if you were able to line up a home purchase and an investment purchase simultaneously (house hacking a multiplex, for example) then you could defer all your gains on it.You would have to hire a good real estate attorney and CPA to get it done, so the closing/transaction cost would be higher, but that is offset by paying no immediate taxes if the gain is high enough.It also might be a waste of your time depending on your income bracket, if it is low as you are saying you may be.

The ability to provide a clean multi-family home for tenants, while simultaneously providing generous returns to investors.  

The property is conveyed to the ultimate buyer in a simultaneous cash sale just as it would be with a 1031 exchange.

BP has been instrumental in helping identify our shortcomings and lack of knowledge while simultaneously offering us easy access to the information we need.

By the way, sometimes a double closing is also called simultaneous closing.