I could HI Kevin,This transition that you're asking about above is extremely important to transition smoothly and plan for because it will ensure your subsequent VA use for additonal purchases.Once the current property is refinanced with a non VA loan this will free up your entitlement for additional use.The max conv limit in Ventura county Ca is 672,750 and the max loan limits for a high balance loan can go up to 95%.So what this means is theoretically you could refinance up to 672,750 loan amount with an appraisal as low as 708,158 dollars or higher before your loan is subject to jumbo/non conventional guidelines (much tougher to qualify for and has lower LTV's).The VA loan has some key features that other loans dont have:- a trade off of no monthly PMI but the upfront PMI is huge, equivalent to 2.15 - 3.30 Points (borderline hard money points).

the key here is to make sure that you and your wife are subsequent beneficiaries of her part of the trust.

It is this loan that provides you liquidity, and unlike a 1031 exchange, there are no rules on the timing of subsequent purchase, nor do you have to apply all the cash to the replacement property or maintain at least as much debt on it as you had on the relinquished property.

You would handle the easy ridge and top panels in the fall of the first year, they would handle the awful side work in the spring of the second year, and it gets written off in two years.All sorts of enterprising tax scenarios become possible.

Many times, investors well then subsequently move the property into an LLC.

Groundfloor recently posted an empirical analysis of estimated ARV for all loans that subsequently repaid in 2018.The data shows that the median predicted value was 4.7% lower than the sales price, while the median appraisal value was 8.6% lower.

Not sure if a resi inside a commercial enterprise would be the same but it certainly could be.  5 years goes fast and  refi's are not guaranteed.  

If one does give you their access they'd be risking a violation, and subsequently, their license.

While so many focus on the low yield from a cap rate perspective, don't forget that lower cap means you have a stronger multiplier for the value the rehab and subsequent NOI increase brings when you refi or cash out.

And if you're going to have both, then you're going to have heavy government regulation of what would otherwise be free enterprise, which is veering quite close to actual communism.