We are able to borrow the money at 5%, however the lender also wants a small portion of cashflow (not equity) from each property we buy.

BUT you can mitigate that by buying outside of an HOA and a newer home which will give you more affordable insurance. 

If it were me I would sell and deploy that capital elsewhere because your ROE is so low compared to buying somewhere with better available financing.

I'm a strong borrower so can likely buy up to 4M. 

Did you solicit from family offices and then processed the raise through an EMD? 

Investment Info:Single-family residence buy & hold investment.

For flips you not only have to buy the house up front -but also be able to afford to do all the repairs - the ones you planned on; plus all the ones you find later once you tear into things.  

That means if you and another veteran apply for a VA mortgage together you can build or buy a property with as many as “six family units (the basic four units plus one unit for each of the two Veterans), and one business unit.”)My Take:I interpret this as possibly a mixed use building with 6 residential units and one business unit like a restaurant or coffee shop down stairs.

The guest became defensive and pointed out that 7 rolls of toilet paper (12 guests over 4 days) was not sufficient (lol) and they had to buy more tp, paper towels, and trash bags.

Investment Info:Single-family residence buy & hold investment in Prattville.