From what I've heard they have stopped issuing new licenses and have been enforcing the rules against people operating without a license.

Live in it for a year to meet the primary residence rule, make the cosmetic repairs to force equity, then look into refinancing out of your VA loan into a conventional loan, so you can use your VA loan again. 

In Texas Josh there are a lot of weird cash out rules. 

Here’s a couple articles with some more info:Learn About FHA 203k Improvement LoansUnderstanding the FHA 203k Loan

The upgrade benefits the tenant directly, but also yourself by improving the asset you own.

Then find a particular need in that space and challenge yourself to fulfill that need by designing a new app or helping someone to improve an existing app in the space. 

Bought undervalue, planning on doing some improvements to the property as the years go by.

After moving in a did several improvements.

My problem really was that I didn't perceive at the time that the tax advantages are so important for a guy working on his own properties largely alone or with occasional help.Federal lawmakers understand that the small, local landlord is improving his community by doing something that the government simply can't do affordably.

The actual value improvement is going to be determined by the referees if the previous owner disputes the value you give them and as a compromise can be determined with an updated appraisal when the owner redeems.