Well Im just starting out and I dont have any money at all because I am using it all for college.

I am using family cash with the goal of refinancing in 6mo to a conventional loan.My questions are how to find out for sure if it was a permited and if not is this type of structure allowable for the area?

In addition, I am using a hard money loan in which I will be paying the monthly interest with my line of credit from my bank.

There must be a reason why.Rajah your quite amusing... this is an investor buying a property.. the other lady is trying a sales gig she never did before apples and oranges.. we buy property at auction most every week.. its the name of the game. 

The sealer I am using now claims a 15 year life span.

I don't think I would tell my job what I am using it for just because some companies have policies that don't allow employees to work second jobs or run businesses.How much extra money would you be out if you took the commercial loan and then refi'ed once its liveable?

.- Row 3 will hold sale proceeds- I will sell the property in year 5 So it will look like this:A1= 100 (cash outflow)B1= 10C1= 15D1= 15E1= 15E3 = 25 (proceeds from sale of asset)Here is the formula I am using to calculate this=IRR((A1:E1,E3))This will return a value but I am not sure if it is the correct way to calculate this because I am not sure how Excel is interpreting these flows with regard to timing.

I am use to doing basic title searches on my own from my computer.

I am using the VA loan, and move to Miami area in late October.

I am using a split transaction to itemize the expenses/proceeds to total the selling price, correct?