Thanks, I know when I initially looked at buying the property I actually had a well known big bank that was going to do the loan what I considered conventional.

There seems to be many directions I'd like to go in real estate, but I know for a best initial success (and for my sanity) I should be picking on one to start. 

Then repeat.Here are my problems:Goal 1: Buy -  Buy with 5% down on each purchase and do over 6 deals a year      -Initially not a problem, but what about the 2nd and 3rd purchase?

I've read some books on the subject, and I really love the idea of the perfect BRRRR (or close to it) in order to refinance and get all or most my initial investment back to reinvest again fairly quickly.  

My initial plan was to build two ADUs but the city did not approve that plan.

As stated by others here, first offer is often the best and I've seen in years past where folks waited and lost that initial offer and had to settle for less.  

So if my initial lender will lend me 75% of the ARV...and I can both BUY and REHAB at 75%, them my out of pocket is $0. 

I intend to take out my initial investment of 20% by getting it refinanced at the actual market value after i have bought.

@Miguel Bautista I just installed windows and I too initially scoffed at the prices, I got one quote for $400 per window, I wish I took that, it was the lowest I believe, I bought cheap windows at HD for $160 each and tried installing them myself, pretty simple until it’s not, I had wood rot problems, honestly still easy and you could do it yourself but will take time and stress you got a lot so once you learn one easy you do the rest.

The initiative is key, which you already seem to be taking - learn, connect, and don't be afraid to make that first move!