Some landscaping work with help as the outside seemed to have been neglected.

I don't have the experience to know if new furnace/water heater/windows/appliances would alter the appraised value to make this a rational deal under these circumstances.

A Trust should no be used simply as a business vehicle but be designed and used according to the desires, requirements and circumstances of a specific transaction. 

Depending on your circumstances, an emergency fund should be 3-6 months worth of expenses.

I suggest talking to a local lender to figure out if they can work with your circumstances (I have a couple of lenders I can recommend).  

@Alec McCullough and @Bryan Blankenship thanks for the shout-out...I got buried in the weeds (working on a lot of deals at once) and neglected to keep the updates flowing.  

The 12 month requirement can be waived under several circumstances such as loss of job, moving to a new job, death in the family or family care being required of you or other unforeseen events that cause a hardship. 

I would need credit for creative financing of courseC I know a few hard money lenders that would do 100% under certain circumstances but is there anywhere or anyway I can start making capital to do phase one of my business and get pulled out of this sink hole then go to phase two which is actually build the business

I would imagine most people who have the money to pay $3,500 a month would have a house of their own (although there are potential circumstances...).

This is an issue because the VA requires you to move in 60 days after you close (certain circumstances allow for longer, such as retirement from the military, change of station, improvements on the home etc.).