Maybe refinance while at the same time transferring into a Trust or LLC might pass muster to regain my entire VA financing benefit?

What other high level things should I consider?

We are using a high level of leverage with bank loans and private short term loans that will be paid off in the short term, we also have seller financed notes in the mix.I have seen much of Grant's materials in the recent months. 

You wont be able to scale to 10-15 properties by using all you cash flow to pay each one off....and you wont be able to live off of one paid off property.You are going to have to leverage and then once you scale to your desired level, then start paying them off

After becoming successful with my counseling practice, my wife began to gain a lot of faith and trust in me.

The market has been really good for a while and housing in many areas is starting get near the unaffordable level for the average family. 

But that took many years to get to this level.

I would not do this deal for the following reasons:-Austin has had a tremendous run and while I do not see a huge downturn, I do not see how the run can continue at this level-Huge number of rental units coming on line that will bring down occupancy levels and rents will follow-Your $160 per month HOA fee WILL jump once the complex is sold out. 

He let someone he trusted move in next door without a lease as that person does work around the property for him, and that person let someone else come in and had a quickly broken relationship with second person, and that second person let a third person come in with a new relationship with second person.

I feel like in this area, that level of re-hab can achieve good rents.