In terms of your financing question, the majority of loans we do are in that $1m to $5m range, so that's not an issue at all (fake numbers wasting everyone's time would of course be an issue, but let's stipulate that it's solved).

The only VA construction loans they do are full / new construction or the energy efficient renovation loans (which I think are more common, but are limited to only energy efficiency improvements).  

Make sure any additions you do are permitted. 

"I pay in cash, no closing cost, no matter the condition BUY I will make you an offer blow market value as a trade off.Not everyone will accept this, but those that do are extremely motivated!

Like you said, most of the legal issues we do are done in the way we incorporate the company from the beginning.

We want to start looking for another duplex but need advice on what to do. Are

Do you think they would do a traditional mortgage or do are you thinking as I am of a personal loan? 

Milwaukee is hyper-competitive, next months numbers will probably be 103% sold to list ratio, we estimate about 5 or 6 buyers for every seller and it will only get worse IF rates come down.Just got an AO yesterday with a builder on a spec, 90 days out, some custom finished, LVP instead of carpet, we offered 7k EM and they countered with 6k non-refundable because of the customization.

He took on the responsibility accounting wise for handling this renter in this way- which Many owner operators do not want to do. Are

So like I stated before choosing an AO to invest in is all about your knowing your goals, capabilities, needs!