Several of my properties are in areas where leasing isn't an option so that solution doesn't work for me like it did for my above mentioned customers. 

In FL the workers could file individual liens, as MO mentioned.

The HML I have been talking to has not mentioned anything down.

I started researching seller financing once you mentioned.

You can also give your partner a personal guarantee that you will be on the hook with him or as you mentioned co-sign on loan with him.

.$40.000 - Purchase price$1.400 - Purchase closing costs$10.000 - Repair costs$2.000 - Holding costs$3.900 - Commissions$975 - Sale closing costs$58.275 - Total Costs$65.000 - Sale Price (I split the difference in your range)$6.725 - Profit before personal taxes $53.400 - Total cash invested (Total costs - commissions - sale closing costs)12.59% - ROI (again assuming no financing)The ROI is not horrible but one thing goes wrong or if you are off on your sales number by just 5% and you lose ALL your profit and take a loss on this as a flip.The property you are mentioning should be a rental based on the limited numbers you provided.

Oh, I forgot to mention, the market rent for renting out my house as a unit is around $2200-2500/mo (that’s what the other owners list for), whereas as individual rooms on 1 year leases, the same house is worth $3500/mo.Overall, not withstanding how much you have to put down with the VA (0-5%?)

I mentioned to the Tenant about signing a new 1 year lease, but they told me they are looking at other apartments and will be moving by Fall. 

Landlord mentioned 2 issues in reply to deposit - 1.

There are a lot of people on here working in the markets you mentioned.