So I already spend a lot of time studying cities and their history, touring neighborhoods, analyzing how they've developed and progressed, and all that jazz.

I thought one would be interesting to partner with a developer 50/50 on deals that way we are building the property as cheap as we can is it supposed to me hiring a developer who will most likely have me paying premiums on everything.Thanks,Christopher

Did not effect my bottom line on that property but did prevent my ability to do more flips. 

The lender gives you a slightly higher rate, and THEY pay those costs for you.This strategy is a great short-term strategy, because most times it takes about 5-7 years +/- to break even on paying those costs.Which is why for many real estate investors, especially flippers, this is a better strategy, and one that I educate all my clients about.Everyone is so caught up in the lowest rate, when in fact overall cost-effectiveness and knowing the long-term plan are more important than rate. 

If that is the case, creating a company to have the rental properties under the company will have the same effect - your loss from the rental properties will be reported on K-1 (instead of Schedule E), which will be subject to same limitations. 

Developers are offering 0 down VA loans in my area. 

Are yellow letters really that effective?

I have also been putting them under the vanities in the bathrooms as it heats the bathroom more effectively.

Use that as a guide for developing your ARV.  

I have bought and sold over 900 properties for my own inventory and did Bigger Pockets Podcast #82.I've done vacant lots also, both scattered lots and land subdivision and development in 4 local counties.