If you have suggestions on funding sources would love to hear what you have found.

I found BiggerPockets by being lost on google trying to figure out how to learn about REI.

I found my answer, you do have to sign intent to occupy for a cash out refi the only VA loan you dont is the IRRL.

Since I was in Texas and planned on staying there, I found out that I was qualified to take a test and become a real estate broker, so I took the test and got a license but I never did that full time.Regardless of what I had, I felt more comfortable in the construction business.  

Then you can use the money as a down payment on a property; factor 20% for a SFR and 25% down for a multi family (duplex and more)I had $50k in a SDIRA, but found that the hassles of working with lenders in an account like that just wasn't worth it; I rolled it into my current 401k and took a loan against it.But with the amounts you're talking about, you might just be better off taking the hit now but freeing up the capital to work unencumbered with the limitations found in a SDIRA.Just a thought.

But I'm glad I found BP!

I have returned calls within a couple hours and found out I had already lost the deal to someone who moved quicker.

It's a great meet-up, I'm a relative newbie there myself, and I've found it very valuable. 

I found in Rochester a few different markets, each has advantages and disadvantages. 

Same website, different area, is where I found tax delinquent.