I suggest you call a few local lenders in your new location and see if any of them do VA multifamily loans.  

I didnt know about bigger pockets back then I bet this group could have helped me find a lender willing to loan me the money.

Currently the scenarios I consider are:1) Housing slumps: reduced liquidity and rent decreases ..2) Money lenders calling a loan for some reason..transferring title to LLC etc.3) Uninhabitable property... fire, flood etc... 

Rates are low now and private lenders are getting less than 1% in the bank.  

VA,FNMA or USDA loans do not have this requirementWith all offers, check with the buyer's lender to make sure they do not have any "overlaying" requirements

You could sell the land raw to an end user, ground lease the land, entitle the land and sell for more money than raw land, or a build to suit for STNL.Spec development is the riskiest because a lender generally requires so much pre-leasing before you have funds for construction.You could also partner with a more experienced developer for a JV agreement and learn how they do it.

Id suggest you look into taking on a private investor or go back to your lender and ask for more.

One of our lenders hooked me up to it and I've liked what I've seen so far, but I'm not sure if it's worth putting all of my contacts and using it as my full resource tool yet.

Here's the numbers:Single family house in NE San Antonio. 1,456 square feet, 3 bed 2.5 bathPurchase price: $105,000Rehab; $20,000Hard money loan: $112,500Cash out of pocket (From HUD stmt):$12,500 (down payment)$2,250 (points)$385 (lender fees)$892.50 (title fees)$1,320 (insurance)-$2,001.34 (credit for unpaid taxes)Total: $15,346.16Actual rehab cost: $19,678.12Hold time until rehab and refinance complete: 98 daysInterest expense: $3,020.55Refinance loan terms: 30 year adjustable rate mortgage at 5.75% interest fixed for 5 years at 85% LTV and 1 point.Appraised value: $164,500Cash-out refi amount: $139,825Cash back in my pocket after lender fees, title fees, down payment, interest expense, insurance, etc are all accounted for: $5,389.50Now the place is rented for $1,200 a month and I figure I'll pocket about $200-$300 a month after expenses and mortgage payments and in the end, no money tied up in the deal!

Are any of you using hard money lenders on your flips?