If you want to get into the market for the appreciation play and are willing to negatively cash flow a bit you could consider a negative DSCR loan.

The new investment earns $24,000 a year, but the mortgage + the equity loan cost will be $22,332—and that’s before you account for taxes, insurance, maintenance, capital expenditures, vacancies, etc.

Closing costs are comparable to a standard conventional loan. 

I am getting quoted 8.25% interest on a duplex with conventional loan and 25% down.

If the loan is valued by the rents how do I calculate for the arv.Example6 Unit Property Cost - 850,000CURRENT RENT - 5,300ARV - ?

If you are doing delayed financing the loan would be based on LTC (loan to cost) and you would be getting purchase rates.

Definitely check in with @Joseph Chiofalo for Jumbo second home and investor loan products, we just had an unbeatable rate and appraisal waiver here on the coast. 

I'm also considering other options such as using a fix-and-flip loan to fund the purchase and rehab, then repaying it using the cash out refinance.

Hello , Im a Marine Corps veteran with a  VA home loan property.

Been speaking to realtors but just looking for solid online resources I can also utilize.