Unfortunately it sounds like you've already missed your capital gains exclusion if you've been renting it out for more than 3 years, as it's 2 of the past 5 years. 

It recently dawned on me the idea of a non military affiliated individual assuming a VA loan, would this individual be able to then also gain the benefit of using an IRRRL since they have now acquired a VA loan through assumption?

(I'm still not going to list the property as 5 bedrooms, though because transparency is valuable.)

I could, but the $$ fallout in lost reservations would probably be greater than any gains.  

I think your issue is (if I recall your other post) that you don't have any experience as a co-host but are trying to gain it by offering your help for free.

New to real estate but possess a deep understanding of the responsibilities to continue to gain knowledge and remain loyal with my clients and professionally with my colleagues.  

I talked to a Lady in Nashville and walked her through the process and she was able to do this and made some pretty spectacular gains on recreating old parcels.

The insights gained from these projects have validated our initial assumptions about cost savings and construction efficiency.Future Vision:We're now developing a complete senior community model that combines:Affordable container homesCommunity-focused designSustainable practicesScalable business modelInvestment Perspective:From my fund management experience, I see three key advantages:Lower capital requirements than traditional developmentFaster time to marketMultiple revenue streams (sales, community fees, services)I'm sharing this to start a discussion and get feedback from the BP community.Questions for discussion:What challenges do you see in this model?

That being said, we might see continued focus on business-friendly policies, particularly in sectors like real estate and construction.There’s been discussion in the past about indexing capital gains taxes to inflation or lowering capital gains tax rates further.

If you lived in the property for 2 out of the last five years then you wouldn’t pay capital gains up to a certain amount.