@Tim Foster if lenders are not willing to allow you to utilize a HELOC for the down payment, you could look at doing a cashout refinance.

If you have to use hard money to buy the place, plus utilities, this could be $1000/month out of your pocket till the project is finished.There are so many moving parts to this game, I keep thinking of other small (or large) details. 

History: Active Duty E6 stationed in Virginia and purchased my first home in VA utilizing my VA Loan in February 2018.

You have many ways to get a loan but the most common ways are the following:FHA:This allows you to put the least amount of money down - 3.5%, however, you have to pay Mortgage Insurance, which can be a little pricey, that combined with the higher loan amount because you are only putting 3.5% will increase your monthly mortgage payment. 

I'm sure this isn't common, but I had my first deal under contract within 48 hours of becoming aware of the fact that normal everyday people can invest in real estate.On a Tuesday night, my friend mentioned that he owned a duplex and said "I sometimes forget I own a rental property until I receive a check at the beginning of the month."

I am in contract  to purchase an MHP (on public utilities).

I knew 1031 was not an option, but looking for options to utilize the funds for real estate investment and decrease the tax hit.

How do you know the product really works when you have to get right up to the end of the guarantee before really utilizing it?

If you're doing property/investment analyses beforehand (and you should be), factor in that you will be paying rent (and possibly some or all of the utilities) to the LLC, and that the LLC should be paying you for managing the property.

I may have broken the cardinal rule by purchasing a multifamily mixed use commercial/residential property in Michigan that has shared utilities AND electric heat.