I upgrade trouble areas and run a pretty lean operation by doing a lot of the work myself at this point.

Rather you're wanting the lighting to be upgraded.

I am former military, I qualify for a VA backed loan, which from all my reading and research, would be my cheapest route in terms of purchasing a house, while allowing for the least Downpayment required ( 2.25% Funding Fee ).The thing is, I want to buy a property on the front end as an Investor " Investment Property ", instaed of an Owner Occupant, so that I can get in there and do a few upgrades, new flooring, new paint and get it on the market and rented as soon as possible.

I own a home since '09 that is underwater (stand to lose 18K or so incl. commissions paid, closing, etc).We want to upgrade to a larger home and planned on putting 20% down.

I'm leaning VA loan, if I can get into a house for virually nothing down ( Funding fee ) and no PMI and then paying for any upgrades/Rehab out of my own pocket.

i replaced the electric service and upgraded the kitchen.

Last year upgraded to a 6 unit but a more affluent area.

The area is decent and the house was in move in condition even thought I put about $6000 in upgrades.

Could you tell that to them on the phone when a buyer calls "you've got to see the upgrades in this house" or put emphasis on the upgrades in your ad descriptions?

I have put most of everything I get out of them back into them to pay for the upgrades and any financing I do is paid back in about a year to 3 years by taking the money from the paid for properties to pay off the others.