If the agent is not working out for whatever reason, cut the tie and move on. 

- This ties into the previous question a bit, but we have around $70k that we could be comfortable deploying into this if we find the right deal. 

They are just going to use their 2nd VA loan to buy their next one while this one is tied up. 

You might check with your Self-Directed IRA Trust Company/Custodian, they might have a brokerage connection capability where you can setup a brokerage account tied to your IRA, then you can with that brokerage to invest in various public market investments, in some cases stocks, mutual funds, ETF's, treasuries, and CD's.

Quite frankly, if I were in your shoes I would try to get one of my siblings to buy me out and then invest that 40k somewhere else.

The $80K from the HELOC used for personal debt won’t affect taxes but must be repaid upon sale if tied to the property.To minimize taxes, keep detailed records of your remodel expenses and selling costs to adjust your taxable gain.

If I were in your shoes, I’d seriously consider selling the $650K property.

You have $70k in equity tied up, earning a low return relative to its potential.

you start with a realtor Lawyer is for when you have the deal tied up. 

I would do the deal if I were in your shoes.