You could use the IRA for the down payment if you change it to a self directed IRA or take the penalty.

I realize that this may need some light fixing up here and there since it's not freshly rehabbed.

I would love to be point in the right direction.

It's an extra step, but now it's a direct transaction, not a third-party transaction.

My concern is not to overdo it with pyramiding, especially in light of the rising rates.

I realize that is contrary to what most people do, but as a contractor who's doing and/or directing the actual installation and maintenance, it makes a lot of sense for usIn bedrooms, I staple in unfinished 3/4 in. tongue-and-groove oak with 3 coats of oil-based poly to finish it.

A few other strategies I've thought of are bandit signs, Every Door Direct Mail, and Facebook ads. 

I'm not sure on the specifics of the VA loan program but this question might be better directed to other lenders in your area.  

I called city hall and after getting the run around from 20 people I was directed to code enforcement. 

Hello BP Community,We live in Florida, in the direct path of Hurricane Irma.