They seem to have some success with them but it’s pretty seasonal.

Quote from @Season Price: I am curious if anyone is wholesaling MLS/listed properties as their primary strategy? 

Then after you season the property for at least 12 months you can buy your next property as funds become available and once again source a low down payment loan.

That is why at BHB we have all leases end from 3-31 through 09-30, to avoid the slow rental season. 

There's < 2 months of seasoning for the purchase, cash into the deal is ~$975k w/o rehab (minimal planned so far - turnkey), purchased the property for 35-40% below assessed value, 825+ FICO, and would optimally like to pull out $975K-$1.15M of equity.Main scenarios we've thought of to accomplish this are: 1) structure sale of property from SMLLC to self and secure 30-year new purchase financing on deal (unsure if legal and tax implications if above initial cost basis)2) delayed financing (LTV restrictions a concern)3) cash out refi (seasoning concerns)4) DSCR (seasoning and rate competitiveness concerns)5) one of the above plus a HELOC, personal loan, etc.?

I've tried using greeting cards of various colors, using off season stamps, hand writing the letters, using colored paper, and even putting photos of projects I've done. 

It does have an evaporative cooler and older wall heater.

But in analyzing the numbers, my market it looks like I can pick up land for 35-45k, moving cost 15k, purchase of an older home and rehab 50k.

The holidays and winter season is always tougher to rent than spring/summer/fall, which is when the 100 days you referenced would have occurred2. 

You said it was an older home, so remember Virginia has required disclosures like lead paint, and there's a new required tenant rights and responsibilities form that has to be done, some localities require annual smoke alarm tests or rental inspections.