I believe your depreciable basis when converting to a rental is the Lower of, your purchase price plus major improvements OR current value.

so I am assuming that the capital gain is lower than the ordinary income?

The results would be a far more energy efficient and comfortable building with lower operating costs.  

Try looking for something with some value add if possible, but because of the short time frame you may need to consider that won't be possible depending on when you move.

If you are more interested in cashing out, you'd be better off waiting for an offer to come in, maybe lower your list price.

I'm thinking with the BRRR strategy i can buy it at lower enough price where it would make sense to use the VA loan to roll the rehab with it.

If yes, then within what time frame??

Mine is through US bank and has decent terms but they just lowered their limits to 85% LTV from 90%, I would guess you could find a higher limit out there somewhere. 

You cannot purchase the property personally and then assign or transfer to your IRA.Any self-directed IRA vehicle will likely take 2-3 weeks to establish, largely due to the timeframe involved in moving funds from your current institution to the new institution. 

Next time .......I know where to go for much lower.