The struggle with RTP is non-HOA, non-covenant housing availability.

The rates are competitive, but they require a larger down payment, usually around 50%, but your client could get in a great 3 fam in Bushwick, Bed Stuy, etc. 

Although I’d like to do a large dscr loan and get 4 to 5 three and four bedroom units, I’m likely goin to start with just one quality property in order to establish proof of concept to present to future down payment partners or private money lenders.

I figured I could set up a PA LLC and either have the money directly transferred for payment during settlement or gifted to me to make payment.

I am currently pre-approved for 300k with the VA loan, willing to put a down payment if i see a deal a bit overbudget.

If it's a 2 to 4 unit you're looking at 70% and 65% respectively.You're going to have to find a Non Qm lender, Portfolio lender or private lender to help you out on this one.

Divide that $8,000 by the 12 months of the loan, and your minimum monthly interest payment would be $666.66 per month.  

Now my monthly payment is around $2150 and the house is rented for $2500 to another investor who is renting it by the bedroom.

Now my monthly payment is around $2150 and the house is rented for $2500 to another investor who is renting it by the bedroom.

Quote from @Mohamed Youssef:  but the rental loss will be limited if you are not a "real estate professional"What is the loss limited to, as a non professional?