With your Total Cash Invested being $0 after renovating and refinancing you would have no cash invested in the property which will give you an infinite return. 

Just playing around with different calculations and analyzing properties and happened across the possibility of a BRRRR with and end result of $1 monthly cash flow and infinite COC.

Investing in Relationships will have an infinite ROI!

I also have seen 20% Cash on Cash returns on my LTRs - along with infinite returns. 

Since you have access to the VA loan and are considering the house hack, your return on cash is going to be really high (nearly infinite).

Investing in yourself will have an infinite ROI!

And the best part you will have taken out 100% of your original investment, and infinite return on investment.If it was me, I would try to make the SVR model work at least for a couple of year until you can do a 1031 exchange.

My active investments (which require work and time), I typically achieve returns in a different stratosphere than 3.5% (most of my RE investments are infinite return as they have had all investment extracted). 

Ideally we trap $0 of our investment on a ~$1m ARV (ideally we get some cash out on the refi) and conservatively STR rent for >$12k/month achieving an infinite return. 

The cherry on top... have yet to pay a single penny of my own money into this mortgage, thus an infinite return on this investment.