Too big of a project especially considering he's using subs which could create a circular firing squad situation/legal nightmare.

As a visual, the house has a circular driveway in front that's lower than street level and backyard descends from the house into a creek.

Check out VA Circular 26-18-6, this will will give you the specs on the loan process.

See Section 4.a.2 of the document here: https://www.benefits.va.gov/homeloans/documents/circulars/26_19_23.pdf

@D'Andre ByersCircular 26-18-6 - April 5, 2018 - Loans for Alteration and RepairPURPOSE: This circular replaces Chapter 7, Topic 4, Loans for Alteration and Repair, in the Department of Veterans Affairs (VA) Lender's Handbook, 26-7.

If it doesn't work properly and you receive a circular error message after doing this, then click "File," followed by "Options," followed by "Formulas," followed by checking the box next to "Enable iterative calculation." 

I personally like to err on the conservative side so doing a proper securities exemption along with an offering circular is probably prudent, but you may not be able to afford it with your size deal.  

Also, you seem to be in a circular "logic trap" to which I'm not going to be able to resolve for you, especially not over a written blog.If you think property values are going to go down and you want to get out of you property now so you don't have to wait for the values to go up is your own business decision. 

Personally, I'd use either a miter saw or circular saw.

The arc and reno cost can become a circular argument — what will be the value after the reno is done?