VA loans are the easiest loans to use with installment contracts since they were assumable, which means that with the interest rate being assumable, the lender lacks the basis of the interest rate risk under the due on sale clause.It's easy to check with the lender, just ask if the loan is still assumable.

It is much better to have a reserve fund and add it monthly.

Asset based mortgages carry a better rate but you are going to have your assets locked up not able to touch until you refinance or sell the properties.

Any of the tax options that don't pass through are likely taxed at a higher rate or create other issues with their structure.

They may come up but understand that rental rates are generally well below market (hence the discount) and these deals are largely off-market if you're able to find them.

Not sure when rates are going to drop, so refinace may be farther in the future.It comes down to what your goals are.

What timeline did you use for an exit on the IRR and what appreciation rate?

The demand is high due to location and elevated rental rates in the area. 

I think what we’ll do is build one first ( 9-12 months ) , found a hard money lender with over 273 reviews on here really great , get them to fund the construction , buy the lot for cash in one of the surrounding counties , hire the GC and depending on the market or appreciation either 1.)

Also does it impact mortgage rate and insurance also?