Alot of real estate investors only see the statistics which only the northern part of the city is accounting for :) The northern part is the portion that is causing those particular statistics while the south county/south city is doing extremely well.

We used Equitable bank, I don't believe they are national, but then our loan was sold to a 3rd party.

- RUN, don't walk.With that said, the first draw can certainly be whatever the two parties agree to and typically it is a sizable one upon mobilization of temp facilities (construction fencing, toilets, etc) and some materials or start of demo.

I can't agree with @Will Fraser enough on this one; there's likely nothing wrong with your strategy (yet... you'll need to get started to find that out) but rather how you're tackling the Agency part.  I

Step One:  Direct interested parties to go online to my single-property website and look at my professional still photos, my high-res, 3D, Matterport Tour - including a Walk-Through Video (available inside the Matterport Tour and posted as a separate MP4 video on YouTube or Vimeo), look at my floor plans w/measurements and look at all of my 360 panoramic photos for the exterior of the property. 

For instance ours says basically:Buyer has X days to do inspection (lets say 7)Buyer has Y days to review reports (lets say 3)Buyer and seller have Z days (lets say 3) to come to a written agreement after objections are raised or either party can cancel.

As of now it's easy to keep up with two doors just by email and 3rd party paying apps.

These are third party closing costs (title, escrow, flood, tax service, etc.) are needed to get the loan done no matter which lender you go to.Now on the the main issue the VA funding fee which is more complex and could vary depending on your situation.As for the funding fee, that is a cost levied by the VA administration or the feds, unless you receive VA disability pay or a disability rating of 10% or higher you will have to pay this funding.

Also, so long as the other party has an agent you wouldn't save 3% by excluding your friend so don't feel bad.

The seller's broker is bound to inform any other interested party of this issue.If you're willing to do the work to figure out how to sort this out, you may be in a great position to do a deal.