Just use the subject line of "Looking for Portfolio/Commercial Loan in X city" and there should be some good local people who can chime in.Now, the delayed financing rule RESTRICTS your cash you receive out after buying a property with cash. 

It completely depends on where you are in the country what the specific rules are.

Now discovering VA rules on buying a 4 Plex using a VA home loan complicates things.

It's called a casualty loss, and those rules got more complicated with the new tax bill, you'll need to speak with a CPA to find out how it'll fit your exact circumstances because generally the casualty loss deduction went away in 2018.

Enforcement of HOA rules falls under civil law.

Does the property meet the 1% rule.  

Would it be best to use bank financing for the first purchase or should i look into hard money(13%) then bank for the cash out refi.These are just example figures to make round numbers im looking at properties of less cost/value.Im trying to figure out the best way for me to acquire deals but not having to tie my money up restricting me to move on to the next 

Very different rules with rentals. 

I have land in my possession and need to know if IRS like kind rules allow me to construct a duplex on the property. 

Good rule of thumb, when you or your property mgr shows the property to potential renters, take a walk outside and look in their car.