My advisor suggested that at my stage of the game, 8 properties, it likely made more sense to keep the extra money available or in the business to use as emergency funds or to accumulate for another down payment.

I would HIGHLY RECOMMEND doing the copper in the basement NOW since you are in the demo stage. 

Far too many get stuck in the "paralysis by analysis" stage, thinking they just don't know enough to get started.

Over the past three years, I’ve been using most of the major off-market techniques.One standout method has always been pulling data and feeding it into a call center to generate off-market leads.

Every marketing channel works (SEO targeting duplex sellers,  PPC,  cold call center, direct mail), and thats why they exist. 

I qualify for a VA loan but my question centers on the requirements. 

Biggest challenge is to network to build relationships with rehab facilities, detox centers, IOP/PHP clinics.

That 40k class would not teach you to put nail to the drywall.In my actual job i am so very busy writing code for DATA CENTER like Amazon or Google data center, so I do NOT have time nor knowledge to put a nail in the drywall, but i have TRUSTED friend that can put the nail in the drywall.There are just so many RESOURCES here in BIGGERPOCKETS where one do not need to go to any school but can learn from them or they can redirect to the right people.As for me , my life in real estate context has DRAMATICALLY IMPROVED when I CONVERTED my business relationship into much PERSONAL RELATIONSHIP to the contractor.In flipping business, the contractor, the subcon , is like the Prophet, okay, they have to be listened and being served.

🏦To get to the point where you can avoid personal guarantees, you’ll need to build your business credit over time:Open trade lines in your business’s name (utilities, vendors, etc.).Make sure you’re reporting payments to business credit agencies like D&B.Keep your debt-to-income ratio low and maintain good cash flow.It doesn’t really matter if it’s an LLC or S-Corp—what matters most is establishing the business as a strong, creditworthy entity.But yeah, in the early stages, personal guarantees are almost unavoidable.

I run a call center for Real Estate where we call for investors and I can tell ya, your best bet with such limited time is cold calling targeted lists (high equity within your buy box) for 3-4 hrs every day.