I have a few questions:1) the VA loan requires me to close and occupy within 60 days.

You have to owner occupy one of the units. 

Will this be owner occupied or a pure investment property ?

We hold a unit vacant for one week and then expect you to start paying rent and utilities after that, even if you don't intend to occupy yet.

You can't get a hard money loan for an owner occupied loan (government rules on lending, RESPA, say so and for good reason). 

To make money, the property must remain occupied by a tenant who pays all the rent on schedule and takes care of the property.

Lender quoted 3.62% with 2 points for investment conventional loan (non owner occupied).I Just got a loan estimate which is showing closing costs are $18K, loan costs itself are $11K, this is the most expensive closing costs I ever had.Is this loan a ripoff and I should shop around?

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Hi Tim, yes I used those numbers , the property has 3 units all occupied it says  that’s why I put 0 for vacancy, but if cash flow is $736 why is the 50 pct rule say 336$ I understand that’s for the long run I assume the place will need work later on as it gets older but how do I find a deal do I use the rent analysis or the 50 pct rule I don’t want to buy a property of I’m going to only make 300$  but I would if I was to make 736$  Which  should I follow ?

You may have to sign a paper stating you intend to occupy the house.