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I considered taking the FHA route.Since I have the project managing experience my sights were set on a two bedroom one bath that I could make a three bedroom two bath down the road.Now taking this to a business level vs personal level- that's the basic backbone of the business.I can do the drawings, have experience with the individuals that handle permitting, and the process, and then can directly reach out to subcontractors as the owner of the property to facilitate the rehab and/or addition.My own research has led me to believe that rental rates (I also have personal experience with these) and low vacancy due to over demand should prop up this model effectively. 

Would you care to elaborate on which metrics you find to be the most effective to target value-add properties with sellers who would be motivated to sell their homes for 65-80% under market value?

One thing you'll need to look into is how would having a mortgage on the rental in SC effect your DTI and your ability to qualify for a mortgage?

She was always quick to respond and had numerous hard money options to select from.

Read these links (hope they work) and of course, consult your tax professional.Two blogs that talk about this situation.https://blog.militarybyowner.com/important-tax-matters-for-military-families-when-selling-or-renting-a-homehttps://blog.militarybyowner.com/the-effect-of-capital-gain-tax-exclusions-on-military-home-sellersIRS Topic 701 - The Sale of Your Homehttps://www.irs.gov/taxtopics/tc701IRS - Publication 523 (2018), Selling Your Home - which outlines the exclusions.https://www.irs.gov/publications/p523#en_US_2018_publink100073089

Realizing that putting the right tenant in the property even if you are loosing a few days in rent is far more cost effective in the long run. 

Dennis I understand your point, I do not want to be a slumlord I'm just trying to figure out the way to do it cost effective and affordable on both sides. 

They will really allow you to very selectively target sellers.

Hey all, so i had the notice to quit assigned to me after beating the sellers attorney over the head with talk to the effect of litigating for a clean sale.