Our initial thought was to leverage all our professional design fees as well as builder (GC) fees to put towards 15% down payment, but it appears we can not find a bank that will do this.Our first question would be, have you heard of a bank that would have this type of creative financing?

I figure after I make my initial investment, I'll come out of the closet LOL Best of luck to you! 

A few bumps in the road initially, but got them straightened out and finished well.

Or how would you use the tool to calculate the ROI as it has not been rented out since the initial purchase date?

We couldn't see any of this initially because there's cinderblocks covered by siding around the perimeter of the house.Note: the county classifies the house as "Single family detached". 

We are planning on using our VA loans to buy duplexes as our initial investment.

Is the process for applying for refinancing different from applying for a mortgage to initially buy a property?

I initially looked at this deal in late January 2020 and had it under contract prior to the pandemic.

From my understanding ROI is initial investment/net income x 100. 

I'm impressed by your initiative and drive.