Probably setting up a meeting with the title company is the best bet so you can fully describe to them what you are looking to do and accomplish. 

Call different title companies in your area and see what they charge for an owner finance (that means a mortgage versus a cash deal) and a title search.  

Well, you have my number, lol, I've got an idea you'll like I'd bet!

I am willing to bet that more times than not, you find those types of key people at REIAs or thru mutual connections, and also that you find them when you aren't really looking for them.

Sometimes I can look at the name on the appraisal and know it's one of our dudes that gets things in same-day, but I wouldn't bet on that for VA.Closing Disclosure needs to be issued / re-issued.

At the vary lest you should pan on having some cash reserves if something major comes up.While at that price you may be in neighborhoods that have the potential to appreciate, I bet your actual cash flow is less that the $450 a month you project.

I've always been curious as to any differences in mentality, cost structure, and general strategies a SFR builder might employ versus a flipper.

You bet.

We do not plan on living here for 30 years and I know not to bet on appreciation so I will do some value add to the house over time and expand it to a 4 bed 2.5 bath with less than a 40k investment, the layout will support it.

Woodcroft is always a safe bet but many of the houses are a dark/rustic style that is hard to update.