The low down payment helps me keep a lot of cash in my own pocket to support the rehab and stay liquid.Private money is nice, but sometimes can be difficult to use in conjunction with hard money. 

This lot will support 2,800 buildable square feet so we are looking a building a main house then an ADU (Additional Dwelling Unit).  

It looks like this:ARV x 70% = All-in Costs Target - Rehab Costs - Holding Costs - Closing Costs =Maximum Allowable Offer or Purchase price If you can follow this formula you should always be able to get all or most of your cash back.Now to make sure you have positive cash flow you still need to be as close to the 1% rule as possible.  

I am considering renting it out for a small period of time, then selling.What are the rules for doing this.If I lived in it for 2 years, of the past 5 before the sale takes place, do I still qualify for the exclusion?

it ensures the relationship is strictly business and it is easier to stick to the lease and not let the sob story make you bend the rules.

Most approved VA lenders will only support stick built properties but I know that it is possible to use the VA Loan to buy a mobile home. 

All of your investment activity should support your personal, financial and lifestyle goals.

I work as a banker while he does tech support. 

Look at the Cash Flow using the 50% rule in your report.  -$306 per month.  

Not hard and fast, just rule of thumb.