I wouldn't pay more than 1.5 points on this type of loan- we typically are around 1-1.5ptsrest are typical costs 

From a tax perspective, the “membership dues instead of rent” idea does not change anything.

House hacking lets you live in the property, have tenants help pay your mortgage, gain hands-on landlord experience, and even write off a portion of expenses like mortgage interest, repairs, and utilities.Using your VA loan is definitely a good route as it lets you get in with almost no upfront cost (which is awesome), and if you go the live-in flip route, you may qualify for the Section 121 exclusion, meaning up to $500K of gain can be tax-free if you’re married and live there long enough.

They would benefit because they could push some of their taxes into future tax years while still getting your down payment in 2025.

Taxes & paper trail.Make sure your refinance documents and deed transfer clearly show the ownership change between the entities.

In my experience, it really depends on the size of the property and your comfort with tax details.

The lenders will want to see tax returns . 

Are they independently wealthy and never intend to have a job or a bank account or pay taxes or apply for benefits?

It’s a tax-efficient start.From a tax angle, house hacking lets you write off part of your expenses and then, once you move out, the property becomes a full rental with depreciation and other tax benefits.

You really need a solid tax strategy and coordination with a CPA to make sure the timing and requirements line up.