I am looking to invest in the Hinesville GA area but willing to expand into Richmond Hill or Savannah area if need be.

Now, some of these answers will depend on what state that property is in, how much equity you have, and a couple of other factors...but you can certainly seek out other lenders about a Line of Credit on an investment property.  

Hi I have a friend who is buying his first duplex using a VA loan he’s in the process of evicting a tenant because he needs to move into one of the units but is having problems the tenant is on a month to month lease and he gave her a 30 day notice to leave.

A ground-up construction loan for a new investor on some vacant land would also be a no-go as you must be able to show successful exits (refinance or sale) from a few projects before that's an option.So, we need to be able to see funds in your account that can cover the down payment, closing costs, and some reserves left over that will allow you to start your rehab.• No entity to close in: Though an LLC/entity is not a must-have, it's a nice-to-have prior to seeking financing.

Ultimately, your decision should align with your comfort level regarding your finances, personal needs, and the housing market outlook.

But I wouldn't do it to try to enhance your own investing - I don't think it would be much of a catalystHope this helps

old home needed a lot of work

.: @Yori DeanYou will have to eventually need to deal with the new law that they passed regarding wholesaling. 

How much do the PM's usually charge?

You need to do a full useful life look through on your capex items.