Buyers get spooked easily, plus every year the process gets more complicated with financing, appraisal and inspection issues (which can vary from lender to lender) that could be easily overcome threatening to crash deals without someone experienced in there herding all the "cats" (lol- elements) in the deal to a successful close of escrow.Also most of those comps you are seeing-maybe even all of them- have had a commission and some fees paid by the seller, and the appraisors are aware of that.I hope your home sale goes smoothly.

The best technique to consider ("best" being relative of course) is buying a 2-4 unit property with a VA loan.  

From air rights to zoning laws, it can get complicated but I believe with the right team of people, it’s possible to create opportunities where others didn’t see or gave up soon.  

This will "free up conventional space" sure sounds a lot less complicated then your next response on how to "really" do it.

I was thinking maybe we could set up a ACH auto withdrawal from her bank or unemployment card to ensure the rent, any thoughts or complications with that? 

In most cases, neither is warranted.Warning: I am not an attorney, and this can be a complicated topic.

Any attempt to transfer the property without understanding these terms could result in complications, including the acceleration of your loan repayment.In conclusion, while transferring a VA loan to an LLC for asset protection is generally not feasible, there are several strategies you can explore.All the best,KC 

This complicates the valuation regardless if via comps as you indicated or via noi and cap rates.  

You can download it again if you've lost track of it.Lease extensions do not have to be complicated.

Don't make it more complicated than it has to be.