@Joseph Turano Looks like a great deal and good use of low money down!

My realtor linked me up with a lender and we applied for the VA loan for a 0 money down loan and we got into it for 3.875 APR, 30 year fixed for a total of $242, 548.

Therefore, since this loan will end up sitting on the lender's balance sheet, you should be prepared to pay an interest rate that would make sense for that lender to have their money tied up without earning the additional income they would earn from selling their loans at a premium on the secondary market and being able to re-lend and keep flipping the money. 

.- Try to find off market deals for way cheaper (e.g. using hard money, then refi into a rental loan)- Try to find properties where the owner will finance a big part of it and you get only a small loan with higher interest rates for the down payment.- Get a property subject to where you take over payments for a loan with lower interestfeel free to reach out and discuss some ideas

Go right ahead... burn your money, others have more common sense! 

I live in East Idaho but do Hard Money in the magic valley as well.

That being said if you know you’re not responsible enough to put the money aside every month for these expenses when they come due then leave it all rolled into your mortgage payment.

If you want to make money in real estate you don't cut special deals because of a sob story.

My plan will be to purchase a vacant land with cash and finance the home build through a private money loan.

Other words I find a way to make the deal work.For example,I just bought a property with hard money to buy it, expand on it, and rehab it.