It is best working with a modular factory that builds using SIP Panels as they are more energy efficient and lighter weight with a much stronger quality, the SIP Panels can be worked with using OSB or Phenolic Skins. 

I cant speak to VA however in seattle I know probably 5-6 community banks who could do something like this:- 75% of ARV - after repair value, they will only lend up to a max of this on what they percieve your project will ultimately be worth- 90% LTC - loan to cost (acquisition + rehab cost) as they want you to have min 10% skin in the game so to speak  some banks are more conservative and they might say " we're a 75/80 lender," this means they are 75% ARV and 80% LTC or in order words they want you to have 20 cents skin in the game for every 80 cents they distribute to you during the construction or during the loan process- usually 1.5 to 2.0 points- usually 4.5 - 6.5% rate interest only for 12 months with extensions at cost - much cheaper than HML  as HML can range from 12-15% + 3-6 pts probably - they usually reimburse after satisfactory inspection (usually $125-175 bucks per inspection paid by you) - this is important since you have to have the cash to front the initial first phase of rehab and you will get "reimbursed," after its completed then on to the next phase.

They do it at increased costs, so if you have the money to use a "normal" HML that requires skin in the game in the form of a down payment, you will find better profits - but perhaps at the cost of cash-on-cash return.

I’m mostly trying to figure out where and how I can get the practice before putting full skin in the game.

The information provided by the seller or the listing agent has always been glowing.

Plus you'll have a little skin in the game at this point (appraisal fee).  

Especially when you have no skin in the game.

How could I have done better to finance this with as little skin in the game at the very beginning to be able to employ my capital somewhere else for the next deal immediately to grow my portfolio?

This is the plan my business partner is considering because getting into his first property he wants to have as little skin in the game as possible and potentially OK with that and owning the house in 5-6 years.  

In addition, some sponsors would rather take equity than an hourly management project fee to keep skin in the game for the sponsor or the upside is higher for the sponsor, some sponsors want to take fees during the project to get paid and some are only fee based and have very little equity in the deal.