Thoughts on what would be more cost effective for me, commercial loan or try and take out a second mortgage loan??

I apologize if it fails to effectively do so. 

And less likely to feel significant effects from a recession.Thoughts? 

That is not effective and people won't learn from that in this trade.

You want to be sure you deploy that money in the most effective way possible. 

My personal accounts have a POD/TOD beneficiary, so for purposes of easy transition upon my death (and to keep things simple - at least that was my goal) they effectively function the same way as a trust account would (only they're not technically trust accounts).Most of my periodic cash flow from these syndications comes back into my personal checking account via ACH. 

I considered taking the FHA route.Since I have the project managing experience my sights were set on a two bedroom one bath that I could make a three bedroom two bath down the road.Now taking this to a business level vs personal level- that's the basic backbone of the business.I can do the drawings, have experience with the individuals that handle permitting, and the process, and then can directly reach out to subcontractors as the owner of the property to facilitate the rehab and/or addition.My own research has led me to believe that rental rates (I also have personal experience with these) and low vacancy due to over demand should prop up this model effectively. 

Would you care to elaborate on which metrics you find to be the most effective to target value-add properties with sellers who would be motivated to sell their homes for 65-80% under market value?

One thing you'll need to look into is how would having a mortgage on the rental in SC effect your DTI and your ability to qualify for a mortgage?

Read these links (hope they work) and of course, consult your tax professional.Two blogs that talk about this situation.https://blog.militarybyowner.com/important-tax-matters-for-military-families-when-selling-or-renting-a-homehttps://blog.militarybyowner.com/the-effect-of-capital-gain-tax-exclusions-on-military-home-sellersIRS Topic 701 - The Sale of Your Homehttps://www.irs.gov/taxtopics/tc701IRS - Publication 523 (2018), Selling Your Home - which outlines the exclusions.https://www.irs.gov/publications/p523#en_US_2018_publink100073089