I ended up purchasing a bank owned SFH for ~50% ARV with cash, from family loans at 12% & 0 pts, rehabbed it, refinanced it into a 30 yr loan and walked out of closing with ~$8k in hand - all within 60 days.

Since they offered nothing to try and keep our business, we vote with our feet and have walked away.  

Also do you mind walking me through some of the bank finance and private money deals for the down payment? 

This would not fit.

I don't believe there is a one size fits all strategy, each situation is going to require a solid plan and system prior to starting.

An exception would be if the A/C or furnace had a specialized purpose such as in a climate controlled self storage facility or a restaurant walk-in freezer.

Septic companies around here dont clean drainfield lines , they just replace ( around $ 20K with the new systems ) So I am figuring on about 200 bucks in stone and 80 dollars in fittings and 100 in chemicals .

What this means to you is, find a Lender you feel comfortable with and as part of your due diligence, ask them if they have access to "First Time Homebuyer" programs or if you fit the criteria, an "Income Restricted" Loan Programs.    

I would recommend giving 3 VA's the same task and see which one performs best and determine which will be the best fit. 

A good lender will evaluate your situation, tell you what they could lend on based on the criteria you fit, and then also help you work towards what you want if it doesn't fit today.