My numbers are as follows PP: $108,700Downpayment: 20%Interest: 4% on a 30year fixed mortgage Renovations: $36K + $1500 for appliances ARV: $150K (very conservative, a house on the street sold for $165K 2 weeks ago)Estimated rent: $1500 - $1600I am not losing money but my net cashflow will go towards repayment of my credit line used for renovations, so not expecting to make any profits until about year 5

Since if the home is owned free-and-clear (which you mentioned above), and the estate is not settled, you could have creditors popping up out of the woodwork after closing (like un-paid credit cards, gov't entities wanting repayment if they were in certain types of elder care, etc.), that want a slice of that homes equity.

Per the Care act- an individual can now take a withdrawal of up to $100,000 from eligible retirement plans, including 401(k) plans and IRAs in which you don't have to repay the funds. 

It's a cop-out, but every market has their own unique characteristics.

I’m looking for land to build multiple tiny homes/unique spaces.

SFLA is unique, I would need to understand better your real estate goals. 

As the description says, I have access to and offmarket deal I stumbled across in west virginia, it's a older couple that is looking to sell a unique property in the mountains of eastern WV.

My financing payments, including repaying the investor who is putting in the down payment and closing costs will be less than $700.

Fran Padilla and her husband, Louis, have a unique “pizza problem.”

I don’t think your math is correct on the loan repayment (mortgage) amount. 30 years of $540K at 5% is a monthly payment of $2898.84.Am I making a 20% downpayment to you and then another $27,000?