But I would note that you are not really pitching a traditional investment.

Find a way to acquire properties that is non traditional or make a ton of offers. 

SFR purchased at 20% down with traditional single lease in place will almost certainly not cashflow against all expenses. 

And There has traditionally been a pretty big difference in the cost to set one up. 

A trend I’ve seen in recent years, In many markets, is that houses are no longer only listed for sale in the spring like they traditionally were.

Refinancing out of the VA in a year would be to pull the cash out and put it on a traditional mortgage so I could put the VA loan back in my toolbag to use again.

It is still zoned as residential, still looks like a normal house, still can get traditional financing, it just can be built much quicker. 

Dan Barrett That's an interesting case to not limit your search terms with the wholesalers/investor mindset.Keywords are critical and at the end of the day you'll want your ad to clearly explain your offering in more detail to eliminate those who want to sell their house the "traditional way."

Traditional wisdom suggest buying under 1% will make the deal hard to cash flow.  

Sure, but at a lower conversion rate than when they first came in. (6 month old list vs fresh list) Contacting the seller when they are ready is something websites have a huge advantage over traditional "OLD" lists.