I am in the largest producing real estate office in Indianapolis and I regularly train new agents including all the ones that go to BOLD.

While conventional lenders regularly offer this service, not many vendor's would entertain it.

It's been awhile since I applied through USAA (and it was regular loan, not VA).  

If you can make payments, you're much better off with a regular loan.  

If I was going to go with my regular lender I was going to have to wait 6 months for the property to season before I did a cash out refi to pull my money back out of the property.  

I think they are right on par with a regular mortgage as far as timelines go. 

I also would only be able to get together a few thousand dollars in 2 months to cover closing costs, but not really any other money to 'put down'Do you advise, instead, that I do an FHA streamline refi, save my money (working my regular job) and in 2 years, try and refinance then (or sell and purchase another property)??

If course they charge a fee for each balance transfer just like a regular credit card. 

I know of one lead investor who returned 100% of investors' capital this way, and they still have their equity plus get regular (albeit reduced) distributions.

I would recommend the regular:1. get rid of all credit card debt if you have any.2. live frugally and save like crazy until you have that capital (25-50K?)