Type of construction materials for the build(block/metal frame/wood frame), separate utilities, finishes, tech, cleaning crews, any tips and tricks would be HUGE! 

With the purchase, the rehab, the closing costs and the holding costs (hard money, taxes, insurance, utilities) our all in is around $200,000, but we have created $40,000 in equity.

Build to rent is a great strategy if you are able to utilize some competitive advantages in your market.

In a short verse, I don't have the numbers :( but in general I just don't know if what I want to do in the long run which is BRRRR would be a good idea if I start with utilizing a VA LOAN for a duplex to begin with.  

I doubt including utility fees in in the PMA.

@Will Almand this sounds like a very useful case for cost segregation especially if you can utilize the depreciation expenses against your income.

It's been great - the property is 100% paid off and the house is worth 300-340k generating approx $2300/mo (that's after utilities/management fees etc.)I'm considering selling the property to buy 3 more within the same price range in the same market. 

I'm currently reading David Greene's "BRRRR" book and I will be utilizing my VA Loan as a first home purchase (duplex) for my first home utilizing the VA Loan.

For example, most anywhere will get $700 room, $75 fixed rate utilities, $700 deposit, and then offer a 36 months, 12 month, or month to month lease ($350 fee if ending lease <90 days). 

It is what is left after snow removal, cutting the grass, utilities, tenant issues, parking lot issues, property taxes, mortgage payment, etc. that make a difference.