I am looking to focus my investing on the commercial space specifically value add apartment complexes.

Northern VA is such a great place to invest right now, a great sweet spot in value add properties + availability.

@David Shaun sweet!

Don't expect to learn complex issues with extremely significant consequences from online forums.

So it does appear to be possible to get an FHA 203k loan for a 5-unit & convert to a 4-unit.When possible, aim for the Limited (aka Streamline) 203k loan, as it's less complex, not required to get an FHA consultant, etc.Of course, this is based of the two following important assumptions:1)  zoning allows for this2)  and obviously I owner occupy for at least 12 months3)  the total purchase price + renovations are within the FHA loan limits specific to my areaWhat I'm confused about is the timeline or chronological order of the process? 

Short and sweet here: There are no true DSCR HELOCs.

That is an added layer of complexity.

If it is a heavy value add deal, the calcs become a little more complex. 

Her credit isn't the greatest, but she's super sweet and a hard worker, so you are certain it will work out.

A real estate-focused CPA can help maximize deductions, structure tax-efficient strategies, and navigate complex rules like passive loss limitations and cost segregation.