@Nathan Williams Normally what I suggest to my clients (I work in the insurance industry as a broker, specializing in helping investors) is exactly what you stated. 

Construction-to-permanent loan, @Connor Williams.

A brokerage like Keller Williams that has a ton of in-office training and management available will often cost you more in your split and your monthly payments, but also give you more opportunities to find agents you can help with Open Houses, etc.

@William Schmidt while I am sure that there are "cheaters" out there who say they will occupy the home but don't, I wouldn't risk it.

@William Carroll, I'll let some of the CPAs weigh in on the specifics, but if you've there any time in the last 2 years, you should avoid capital gains taxes.

Hey William- we have been waiting months for two Fannie Mae properties to become available.

@Logan Williams

@William Hines Thank you for taking time to respond.

William,Thanks very much; greatly appreciate it.

Our early investments were like @William Thorn in we did not fully analyze costs but there was so much margin in the purchase that it did not matter.