The only thing is USAA is telling me there is a 2.5% funding fee for this type of loan.

If you are planning on refinancing this as soon as possible you might ask about the seasoning period, which can vary between lenders and loan types.As @Tim Swierczek said, for a bread and butter mortgage like this you probably won't see much difference between rate, terms, fees, etc, its mostly about having someone who is easy to work with and who you know will get the deal to the closing table.

Preferable a reliable company that has reasonable fees.

It sounds like it is rent ($2500) - expenses ($2208) = monthly cashflow of $292 which is still decent (depending on how much you put down).A few things that jump out to me though are: $1200 HOA fees!

The HOA manages both of those areas, and the very reasonable monthly fees cover it completely.

It's definitely a city that has been booming recently.When you say your expenses per month are $1910, is that PITI (Principal, interest, taxes, insurance), and HOA fees combined? 

“The new loan amount can be no more than the actual documented amount of the borrower's initial investment in purchasing the property plus the financing of closing costs, prepaid fees, and points on the new mortgage loan (subject to the maximum LTV, CLTV, and HCLTV ratios for the cash-out transaction based on the current appraised value).”https://www.fanniemae.com/content/guide/selling/b2/1.2/03.htmlI would like to get as much out as possible and move to the need deal.

They typically will get a piece of the action and get maybe 10% of the construction cost as part if not all of their fees.

That fee only becomes their down payment if you agree to accept it as such when they exercise their option.

NO AGENT FEES INVOLVED.