Right now the only utility at the garage is power so basically I am starting with a frame and a roof. 

I'm currently reading David Greene's "BRRRR" book and I will be utilizing my VA Loan as a first home purchase (duplex) for my first home utilizing the VA Loan.

I enjoy finding creative ways to monetize normally overlooked spaces at my rental properties.  I've been successful at renting out detached garages on a few of my properties.  I'm soon closing on a multi-family proper...

Opt 1) utilizing our savings in the brokerage account and emergency fund and pay for it all up front. 

Utilities, insurance, pm, misc would place my expense estimates about 10% higher than your estimate.we agree that mls San Diego properties at 75% LTV are likely large negative cash flow. 

I utilized those funds to purchase 18 rental units.

Security Deposit: 2600Lease states no smoking/painting walls/no hanging things on wallsTenants have moved out and have left two truck loads of garbage to be removed.Damaged doorPainted walls which got on the ceiling and trim Lots of holes on the walls throughout the houseDamage from windows being left open constantly Weed was clearly smoked in the house (smell throughout the place) so we need to deep cleanWater bill wasn't paid so I had to turn back on utilityMissing keyQuoted costs:$450 junk removal (some furniture)$935 for damaged doors/windows, painting cleaning$30 for utility turn onTenants were only there for a year before moving out so a lot of this is beyond normal wear and tear. 

Are there any strategies here to utilize bank funds for our project?

The LLC helps when you are trying to do things like turn on utilities. 

I use standard market PM rates in my underwriting, but I also would not work for those rates but it is fair compensation for the work.I typically use vacancy of 5% not because I have ever had a unit that had that high vacancy but I do not have a no payment category and I want the underwriting to be conservativeon the opposite, your rate is a bit high and your appreciation rate and rent growth are modest.overall, seems like a decent attempt at an analysis.