Several have adjustable interests rates maxed at 12%.

In the meantime while I dont have it though I fired my best bet would be an adjustable rate mortgage, because by the time it does adjust (3years most likely) I can refinance it into a va loan.

Ideally, it would adjust if a tenant has something slightly different in their contract.  

You may be able to go right over the existing wall, but that will require some adjustments around baseboard/window trim, crown mouldings, and electrical outlets and switches.

Sometimes points are paid to adjust other loan terms - see if that is going on. 

Each should be adjusted accounting for chosen market, comfort level, investment strategy, long-term/short-term old, and for many other reasons.  

The selling agent(Your agent) can adjust their commission in the bid processFor instance, as a Broker the selling agent commission is always $0

Once my units are at market rates, I don't find that a 1% or 2% increase each year is worth the vacancy risk but again, if the market jumps 10%, I would adjust but not necessarily the entire 10%.

No, a ten year balloon probably isn't possible I'd suggest an adjustable rate to motivate a refinance, you'll need to comply with the Dodd Frtank terms as well.

The concept behind estimating ARV is by using comps that are similar and have sold recently and then making the necessary adjustments.