By taking advantage of the low rates with the VA loan, I have been able to hold a property that cash flows $200 a month.

With interest rates going up from the lowest in 30-year history of 3% to 7%, many people sentimentally feel that this is not a good time to buy a home and are postponing home buying decisions until after interest rates drop down.Let me explain why this is a wrong way to think about buying a house and why now is a great time to enter the real estate market.Reason #1 is that interest rates in your lifetime will never going to be as low as they were during pandemic.

Even if it took 2 years to build (which the builders have a very good historical track of finishing within 14mo on much larger projects than this, we have funds to cover the carrying costs.

Keep that list and keep contacting them.As mentioned to scale your major limitation is funding.  

For example, I had a house hacking investor buy a condo for $499K, put $60K into it, and it is work somewhere in the low $600K range.

If you are setting aside funds for capex, taxes, insurance, or other expenses that don't occur monthly, transfer those funds to Savings each month and hold them there until it's time to spend them.

@Tyler Herman,401k loan proceeds become your personal capital; you can use those funds however you wish, and there are no restrictions. 

Funded 100 percent including interest with private 401k money.

Also, cap rates are so low it's impossible to BRRRR.I have a big advantage in LA area because I have a contractor partner who can build at cost, however, I am wondering if there is any interesting markets 1-2 hours from Los Angeles that can be more realistic to start.Would love to start with a project under 1M.

A private investor self directed his IRA funds, once we were up and running, we refinanced and now we own the deal 100% on our own.