It was a stepping stone process and along the way, I built up more private money investors, more sub contractors, more GC’s, and more suppliers with better discounts.Look more RE into building the business and less into how much labor your husband does on the jobsite with his own hands.

I'm looking to be a private money lender with the funds I move into these accounts.

Yes, rental properties are sold all the time with tenants in them, subject to the terms of any existing leases. 

How do I include private money in the BRRRR calculator and the Rental Property Calculator?

lol I guess it depends on how it was sold? 

I am currently living In a SFH with the VA loan, unless I sold it ( wouldn't make much a profit if any, since no down payment ) unless I find a great deal, I may just have to keep saving to get maybe a commercial property. 

Anyone can sell a turnkey property - an owner occupant that is selling but kept the property maintained and updated all the big items before selling, or a company that's just marketing properties sold by other entities all over the country (called a marketer) will often sell 'turnkey' properties.

Just like a reverse exchange but instead of the QI purchasing the new property and holding it until your construction was complete we lease your property from you on a 30 + year lease and improve the property and 1031 by purchasing the leasehold from us.There was a private letter ruling that indicated this was ok a few years ago but recently some new clarifications seem to put it in jeopardy.  

The property is sold as is.

Crazy that rates have risen so high so quick, makes me think of private investors/sharing deal with all cash