How does a mortgage on a investment property effect the likelihood of acquiring an additional mortgage for a primary residence. 

Not sure you'd be able to pull off an additional $1k profit on a three family while living in one of the units unless you take on roommates in the one you're living in. 

Additionally, you are not hitting anywhere near your total VA benefits so if this is your first VA loan you can use your second tier benefits on your next place. 

Seems scary to take on any additional debt unless unless if you have quite an increase in cash flow or an amazing opportunity due to currently being in a debt repayment plan.

The additional monthly mortgage will also increase your debt to income ratio, which could also affect your ability to get a loan.If you and your husband are on the same page with real estate investing, would it be possible to find a live in flip or house hack a duplex?

Additionally, the architect you choose can also make it a positive or negative experience for you. 

Will, $900 is not 3%; it’s an additional flat fee option for help with negotiating and reading/responding to offers.Will, Matthew, or anyone: what’s an example of “knowing what to say”?

You'll find a wonderful depth of knowledge and experience on this forum in addition to newbies asking tons of questions like myself. 

I would ask my handyman what he would have charged for labor to do what you did and charge that amount in addition to the flooring cost.

If you put stock in CAP rates (I don't) you are looking at below 5%.Additionally, you would require a larger downpayment to bring your Break-Even-Ratio (BER) below 85% and your debt coverage ratio (DCR) over 1.25 (in my experience, commercial lenders like to see 1.4 or better).While market rent may be greater, remember you are paying for the current performance of the business, not it's potential -  which will require further work and capital from you to achieve.