@Shahar Joseph if she wants to claim that it is an ESA, create an account on petscreening.com and they’ll validate whether or not the tenant has valid paperwork for an ESA.

but, I personally find it unsatisfying and frustrating to have someone start a thread about them investing in RE syndication and asking other investors experience only to find that they have started the same exact thread many times in the past AND  after my exposure to their post....and then to top it off they are not even really investors, nor are they really going at the topic from an investor mindset, but, rather have a purely 100% ulterior motive of promoting their own syndication....AND to add injury to insult, they are really horrible garbage investments.My opinion of most accredited investors, is that trust is a key component for them, when investing in Syndication. if the networking technique is disingenuous, it just comes off as corny-time-share-tactics-manipulative base level conduct that is unappealing, untrustworthy and wastes time.I will say that all your points of essentially "caveat emptor" regarding ones own filter for things anywhere on the internet(including BP)are true, but, the benefit of micro-social media- climates like Bigger Pockets is that you get the benefit of other like minded, maybe even I dare say "smarter than me" individuals, weeding out what is the inevitable dissent into Craiglistification of said micro climate...meaning that eventually if all the post, or some critical mass of the posts, become of the aforementioned disingenuous type, the benefits of the this type of forum become less evident or more cumbersome and timely to get value from, and maybe even have negative return on time-equity.....IMHO

Then you made about 15K, after replacing the 25% dp, and essentially got a free rental property.

If not done automatically, this can be completed by submitting paperwork to the VA to have the original amount restored, which would most likely require proof that the other loan was paid off. 

Essentially I just want to weed out those who are uninterested earlier on to avoid doing so many tours. 

Are the above approaches legitimate even thought they essentially imply that I got the house for "free" given the price of land in the area.

If this is another owner, you are probably going to have to have some sort of legal agreement that allows them to put a renter in place on your IRAs behalf, and you'll need to have all the payments and paperwork come from your IRA so you don't blow it up.This is just another example of the challenges in investing with SDIRAs.

Essentially selling for twice the value while the value while keeping it rented with no vacancies.

I've learned that an essential thing for a 1031 exchange is that the vesting needs to be the same for the entity that you use when selling your down leg and when buying your up leg.In my situation, my partner and I have to figure out how to divide up our assets. 

When you refinance it would be as a triplex, which is essentially the same financing as for a single family home.Be sure to do your due diligence and confirm you can legally do the conversion though.