With so much out of our control with military orders, we were fortunate.

Here's a https://www.irs.gov/businesses/cost-segregation-audit-technique-guide-chapter-4-principal-elements-of-a-quality-cost-segregation-study-and-report to the IRS website noting specific items that are included in the cost segregation study report. hmm, that website is a 404 error.  

One your loans will be a higher interest rate, next you will have annual filings, the cost of a registered agent every year, and items like that. 

They are a dual military couple so will use their other VA loan for their next house.They are willing to let us assume their current loan.

Hey Tim, Under IRS Publication 523, as a military member on qualified extended duty, you benefit from an extension of the “2 out of 5 years” rule to “2 out of the last 10 years” for excluding capital gains on the sale of a primary residence.

I have tried to do a HELOC but I’ve recently retired from the military and haven’t started another W2 therefore lenders don’t want to approve the HELOC.

It is not your responsibility to house this person's items indefinitely in your rental. 

Just clearly state that you supply a starter supply of listed items and you should be fine.

So, in reality every month your moving close and closer to sucking out months/years of profits via items aging out, cap-x coming to bear. 

Yes you can get in without "military" involvement.