We are seeing a little extra inventory on the south shore, but mutli's are still in demand.

Would it be wise to use the VA loan for my primary then try for conventional or other ways to fund the rental?

I am looking to use a conventional 20-30% down payment 30 year fixed rate loan.    

I want to start with my first deal out of state, but I've been looking a lot of houses and neighborhoods but the ones I qualified with a conventional loan has to be livable, so I can't buy something that I can gain equity by fixing it up, so I can't meet at least the 1 % rule, max is 0.7% should I buy or what to do??

I guess if I went that route, I can always refinance the property conventionally and pay off the hard money.

I ended up going with a Conventional loan on another property and using my own capital to fund the rehab.

@Nicole SchrockSounds about right for a conventional purchase.

If you can use a 5% down conventional loan, that should get you into a solid property.

That's about the going rate on a Conventional investment property cash out refi to the max 75% LTV. 

I know you said you are looking to do seller financing, however, with conventional financing your lender may escrow for taxes and/or insurance in which case you would pay your lender a portion of the taxes and/or insurance on a monthly basis.