This may also apply to REOs that were backed by a VA or USDA loan.

So, down payment fora Conventional/FHA/VA/USDA loan can't be from an unsecured loan. 

Details: C-class property in a C-class neighborhood in SE Virginia 3/1 SFR: $37K to acquire and $30K for rehab (redoing just about everything). 75K-85K ARV $750 a month rent, 12% vacancy (property manager tells me 8% is more likely but I want to be conservative), 10% property management, 7.5% repairs, 5% cap-ex, all utilities paid by tenant, property tax adjusted to an ARV of 90K. 

There is a property a friend of mine (known for 25 years) that has a construction company in the Northern VA area that works with high end homes (initially roofing business, but now into everything). 

Independent mortgage brokers have a general rate advantage most of the time, and the strongest rate advantage on FHA/VA loans.

Would there be anything preventing a person doing the Refinance R in BRRRR using a VA loan, assuming I'm talking about a veteran and it is a primary residence house hack?

@James WisePlanning on using my Va loan at 2 years for a refinance.

The VA loan can be done by pretty much any lender, but some banks and credit unions have very strict guidelines that they impose beyond the basic requirements to do a VA loan.

I am looking for some turnkey options out of my market (Northern Virginia) because it is just too expensive for me to invest here outside of the one rental I own here.

Certain loan products can only have 1 loan per borrower under most circumstances (FHA, VA, USDA, for example).