As far as expense ratio, I haven’t encountered this as a regular metric others use for single family but have seen it in multifamily analysis.

It's ordinary property and regular personal income.

Also, we do a strategy called the BRRRLO model which is basically the BRRRR with a lease option rather than a regular rental.

Develop systems and a routine with your local fix and flips, get good at judging areas and ARVs, then explore other areas. 

When I started I worked my regular job, then stayed up until 1 or 2 in the morning researching, planning strategy to go and talk with people about their property. 

If they are big guys, dump a lot, or use a lot of toilet paper, then make sure you have a toilet that flushes well and can handle the load.Show everyone who lives in the townhome (and regular visitors) the water turnoff that is behind to toilet and the water turnoffs that are under the sinks, in the laundry, etc.

@Reggie Ramsey - I actually ended up using my regular attorney here in Charlotte. 

They said to do this even if I plan to rent it out.Can anyone give me advice on whether this is actually a good idea or should I just go ahead and put the 20% and get a regular investment loan?

Water bill, tax bill, insurance, cap ex, vacancy, property management, routine maintenance + debt service.  

Also, not sure if this is a market thing but I buy VA foreclosures and the bidding period is fixed for a longer period than regular foreclosures.