There's one house titled to Rad Diversified REIT Inc and it was nominally transferred from an affiliate company for $1.

I'm considering assuming this mortgage, either "subject to" or by transferring the property into a trust, where I would then buy a majority share and cover the remaining balance in cash.The complication arises from the fact that this existing mortgage is a VA loan.

It's not, we'd have to transfer the title? 

., anonymity of ownership, avoid doc stamps with encumbered real estate, avoid personal judgment liens from attaching to the real estate, buying at auction, keeping transfers private. 

Whilst legally this should trigger the sale purchase clause and put you in breach of contract, both of them admitted that the transfer is a common occurrence and not a big deal.

In parallel start talking to other potential candidate GC’s to see what their costs and schedules would be like (make sure you ask them how hard it is to transfer permits).  

Look for military and civilian workers selling their homes, for transfers out of town, or trade ups for bigger homes. 

Perform comprehensive due diligence, such as financial analysis, title searches, and inspections; also, go over lease agreements with renters to make sure they are aware of their rights and responsibilities.If all goes according to plan during the due diligence phase, close on the property, complete the financing, and get ready for the ownership transfer.

Now they have tyo foreclose. and there was a liquor license involved and the transfer done illegally. 

I have however run into issues like transfers being rejected by Baseline (from one of my own accounts in a traditional bank) when all the information is correct.