Meaning the traditional banks won’t give a loan since more than 50% of the complex is rented.

Just compare his total price to others.

It'll be next to impossible to find a "deal" in the traditional sense using a VA loan.

Over many years of traditional employment, we have acquired several small tax sheltered annuity accounts. 

No traditional lender will finance this on it's own.

In my opinion, you need to assume you're going to have to pay the capital gains tax when you're comparing different scenarios.

Now, this is a part-time job, so I have to chance of getting a traditional loan, but I have a few people in my department that are willing to invest with me on deals if I show them that it is a good one.Here is my question, is there a way that I can take their hard cash and giving them a sort of IOU with a predetermined share of the profits of the sale or cash flow from the purchased property?

Would that be considered an 8 unit and would I be eligible for a commercial loan rather than a traditional mortgage loan?

Most multi-plexes (2-4 units) are in C-D neighborhoods and are older, built before 1980, and in limited supply compared to SFR and Condo/Townhome.

I've never used a PM before, so I wanted to compare notes with other investors who have used one.