If you throw in some additional capital along the way you can accelerate the process, a lot.

$800k at a couple extra percent means it’s costing you AT LEAST $16k PER YEAR in additional interest.

Additionally, it's essential to exercise caution with certain hard money lenders, as some may eagerly finance questionable deals with the intention of foreclosing.

It would be best to schedule a call so that these items could be discussed in more detail and provide answers to any additional questions you might have. 

@Chris Kay beleive you can do DSR loans without a job as they qualify the property, not the borrower.You'd still need 20-25% down though.That's where you have a decision:- Pay down the mortgage, setting yourself up for a future refinance to free up your VA Entitlement.OR- Save up for your next acquisition.Only YOU can make that decision as you have to be comfortable with the increasing debt-load risk and the additional time to manage everything.

I prefer an assignment @William Causey as it keeps me off the chain of title and any issue(s) that go with being in the chain, as well as any additional expenses related to a doublel close.

No paper towels, no "flushable wipes", no dental floss, no hygiene products, no tee shirts (real example). 

Additionally, if the market conditions improve, you might have a better opportunity to refinance at a more favorable rate.5.

You can evaluate the additional cost and payback time as if you were paying for heat to get a handle on it but the jump to most efficient is probably not worth it in your situation.

Maybe you could extend the closings with some additional earnest money (even if you release it) and buy the time so you can simply do a regular 1031 exchange.