I can help run their existing numbers to get more of an idea of the Business's Financials and work with you on how a loan payment would affect cash flows. 

My wife nothing but student loans and car debt.

I believe the investor may need a commercial loan at that point or could do 3 separate loans since they are on different parcels.

Successful flippers are:- Building relationships with reliable contractors- Ordering materials well in advance- Being strategic about which renovations will truly deliver ROI Regulatory EnvironmentRecent changes to Phoenix building codes have emphasized:- Stricter energy efficiency requirements- More rigorous inspection processes- Additional permits for certain types of renovationsBe prepared for longer permitting timelines than in years past.Financial ConsiderationsThe financing landscape has evolved significantly:- Hard money lenders are offering more competitive rates (7-9%) than the 12-14% seen in 2022- Several Phoenix-specific investment groups have emerged that pool resources for flips- Traditional lenders now offer more renovation loan products tailored specifically to the Arizona marketThe Bottom LineThe Phoenix market in 2025 offers solid opportunity for house flippers who approach projects strategically.

I was able to secure $27k from my parents as a direct non interest family loan and $8k from our savings.

So a loss of about 55k We did a lease to own option so I could immediately take over expenses but keep their primary resident loan and interest rate.We agreed to a deal which would cover all their expenses at closing, their remaining loan balance, and $45,000.

Did you try a local CU or bank for a construction to permanent loan?

Explore FHA loans and mentorship opportunities from experienced investors.

I think you would be wise to sell and use the VA loan for your new home. 

Are there any loans out there that require less than 10% down?