Example if the kids are playing in the backyard you would not be able to see them from inside the house (unless u were in the 3rd bedroom) 3) ARV price, not so concerned with this because people will pay top dollar for a turn key product.

You also might be able to get a management company to work a deal for say a flat monthly payment in this example say $100 flat fee per month. 

As an example, there is a project I am working on that might only give me a 3-4% CoC return while it is stabilized, but my IRR over 5 years will be around 25+%. 

Rotorua for example has gone crazy in the last 18 months.  

Say for example at time of posting this, interest rates are within the 4.1 to 5.2 percentage rates, so in turn some owner financers I know will finance sub 100k properties for 10 or 11%.

With a HELOC you only pay on the money you are actually using not the total credit line.For example if you have a HELOC for $100k and only use $20k of it you then you only pay on the $20k borrowed.Whereas with a mortgage if you refinance for the $100k you are paying on that entire amount from day one.Also as you've already pointed out you can typically get better rates with a HELOC.

@Michael Randle  Thank you so much for breaking it down and giving great examples of how the VA loan could be used@Aly Vizcarra Thank you for the info! 

Disputes seem to come up with expected use and when someone wants to sell.For example - brothers A, B, and C went in on the investment but Brother D and E didn't. 

Maybe this just spawns from my desperation to be free from the 8-5 cubicle life, but thought I'd reach out to the BiggerPockets community for a fresh perspective.Anyone ever been here? 

For example, have them provide the funding to close on the 4-plex and while you're living there (rent free because you're managing the property for them) your social life isn't impacted.