But my plan is to pay off what’s left to own it free and clear and do seller financing. my plan is to offer 15 or 30 years at a normal rate that someone could get from the bank at time of closing.

The VA loan is a valuable tool for veterans, offering benefits like no down payment and no private mortgage insurance (PMI).

You can offer them cash or different terms to vacate if you wish, but they don't need to oblige.

We can pivot to seasonal or MTR (and I've had previous offers for LTR).

Hopefully this is not some news to you, but sellers are no longer having to pay buyer agent commissions, now is a Choice, which might be confusing, but there is nothing to worry about. still, it doesn't change the fact that to maximize profit, it's wise for sellers to offer a buyer agent commission, attracting more qualified buyers to the listing. and for buyers, the main change is the need for a few extra forms and agreements before viewing properties. 

I think the majority of the confusion likely comes from the fact that most all of the builders that have inventory on our marketplace are offering unique incentives like extensive rate buy downs, free PM & maintenance guarantees, up to 10% price reductions or up to 10% cash back, etc. 

I also would not pay any additional principal until you have dedicated reserves for this property - STRs can be more volatile than LTRs so you'll want to be more aggressive about hedging that risk.

Getting advice from a real estate expert or contractor can offer valuable tips and direction.

However, RUBS is generally a contractual issue, and additionally, may be limited by local rent control. 

The VA home loan can be a powerful tool for purchasing a multi-family property, offering benefits like no down payment and competitive interest rates.