Local Credit union has loan product specific to small multifamily investments. 20% down, 5/1 ARM at 3% amortized over 25 years, balloon payment after 10 years.

@Robert Leonard is exactly right..standard VA home loans are intended to put military members and veterans into move-in ready homes that don't require significant repairs.There is a separate loan product called the VA Renovation loan, which essentially packages a home purchase loan and a home improvement loan into a single product.

I will talk to my lender about this product. 

She has also vaped in the house in front of me when the lease clearly states no smoking or vaping of any product.

my facilities are tied to prime.. with a floor of 5% we have been at 5% for years and years and now we are getting a small bump so at this point no effect on our bottom line or if there is its tiny. this is true construction money.. it will be an issue if we have to carry inventory for any period of time.. and right now thats not happening.. still selling everything before CO but we are not high volume we product 3 to 4 homes a month so its not like we need 10 to 20  a month to make it all work for us.

Is there any sort of subsidy built into the mortgage, or is it just a no-down, low interest rate loan product? 

You provide a good product.

In the interim, start the shopping around for a good REFi product with a great interest rate amortized over 30 years. 

They don’t go from living a carefree lifestyle one day to knowing how to manage money the next day.Nobody said anything about no responsibility and a 100% carefree lifestyle. 13 year olds responsibilities should be going to school, playing sports (if they’re into that) taking care of their chores around the house and staying out of trouble.  

That would tell me production costs are still too high.