I remember when I got mine a few years back and very soon after was very fortunate to be able to secure my first home :)I, personally, would pick between options 1 and 3.Option 1:Pros: You'll have a bigger space that you can eventually redeem for yourself if you ever need it, and allows you to ease into investing by house hacking.It might be easier to get financing for another place in the future if you already have a lease in place for the current location and can show that rental income already coming inCons: Only the portion that you live in could be looked at by CRA as a primary residence and if you do sell at some point, you'd be liable for the capital gains tax on the part that was being rented out (https://www.canada.ca/en/revenue-agency/services/tax/individuals/topics/about-your-tax-return/tax-return/completing-a-tax-return/personal-income/line-127-capital-gains/principal-residence-other-real-estate/changes-use/changing-part-your-principal-residence-a-rental-business-property.html)Option 3:Pros:Allows you to have your own space, and understand the nuances of condo living prior to getting a second condominium propertyAllows you to experience some condo living as well as be able to save up waiting for the pre-construction property to closeCons:HST on the pre-construction property (Unless you decide to move into it when it's done)

May be other fees depending on who or where you are working, but everything should be disclosed on the agency agreement and the sales agreement. 

I'm a BIC in the state we're discussing, so I have some opinions.There are lots of good suggestions here, but it's all going to depend on your state law and agency agreements.

If agent, find the best agency in town that supports small investors and build a relationship.

Get on the phone with providers of both services and see which suits you best.With an IRA custodian, you have a processing agency. 

However, to get the best rates we would need to get agency debt (which only lends to individuals - not entities). 

Take a look at what AAOA's partnership with Rent Recovery has to offer - and for a flat fee:  https://www.american-apartment-owners-association.org/solutions/rent-collection/There are many other collection agencies that offer the same and other services. 

We use the contract from the Texas Real Estate Commission https://www.trec.texas.gov/agency-information/contractsI'm sure they have something similar for Virginia. 

Don't expect Investment loans to be on the low end of mortgage prices even if its a portfolio funded loan, the risk is different than an FHA/VA/USDA/CONVENTIONAL LOANS.With U.S. interest rates at historic lows (FHA/VA/USDA/CONVENTIONAL LOANS), unprecedented Government stimulus, and the re-entry of the Fed into the agency and Government lending markets, there is now not enough capacity in the agency markets to serve a hurting America.

Therefore I started my own Social Media Marketing agency, not much work so I can focus on school and my “self-education” but I earn way more than the average 17YO.