My biggest issue is having utilities be separated and of course mail and other things.

Eventually we figured out Arbitrage (didn’t know there was an actual name for it at the time) and signed a Master lease on a triplex, with a Net of a little over 53k after paying rent, utilities, expenses, etc.

When you advertise a higher price, people tend to overlook the cost of the utility that's included in the price.

Has anyone had any experience utilizing there primary residence as cross collateral for an investment property?

Now the questions I have is what to do with the property:Option 1: Flip and sell it right away after the rehab is completed in a few weeksThen at this point, I would have spent:Total cost = $165k (cost of property) + $77k (cost of rehab) + $15k (closing cost buy & selling fees) + $6k (holding costs 4 months) = $263kSelling price = $290kProfit = $27k*Holding cost for 4 months = $4,192 + $1,900 (includes mortgage 4 months, utilities and taxes)What concerns me a little bit is that I am in a high tax bracket so I will have to pay quite a lot of taxes + short-term capital gain.Option 2: Rent and holdLoan monthly payment at 9.24%  = $1,640/monthI would then cash-out refinance.

Apply payments to utilities, repairs, deposit, late fees, and other charges before you apply it to rent.

I'm hoping to identify a local attorney who would support my humble beginnings via sometimes assignment, and other times double-close in escrow utilizing end-buyer funding to maximize my margin of return.

There are plenty of exit strategies to utilize. 

This could possibly allow you to utilize the benefits of a VA loan.

Looking to get a 3000 a month, tenant will pay utilities and landlord will take care of lawn.