If you have savings, you can still utilize the VA and put more down and that will increase your cash flow in the short and long-term.

That's some serious monthly savings.  

That may allow you to save for another property faster.

I've included an example below to help illustrate this.So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.See example below:DSCR < 1Principal + Interest = $1,700Taxes = $350, Insurance = $100, Association Dues = $50Total PITIA = $2200Rent = $2000DSCR = Rent/PITIA = 2000/2200 = 0.91Since the DSCR is 0.91, we know the expenses are greater than the income of the property.DSCR >1Principal + Interest = $1,500Taxes = $250, Insurance = $100, Association Dues = $25Total PITIA = $1875 Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23If a purchase, you also generally need reserves / savings to show you have 3-6 month payments of PITIA (principal / interest (mortgage payment), property taxes and insurance and HOA (if applicable).

If that 1% saves you $7500-ish (or whatever the final costs are for the refi), then it may be a good idea.

And keep in mind that the rate on the 2nd lien will likely be 10-12% so depending on the cash flow it might not actually yield that much cash to you at closingMore importantly, it's just more debt so ultimately it sounds like you need an income-producing event to actually improve your situation and avoid some of the consequences that you mentioned

The office space added represents a saving of $2500 a month I was going to pay in a lease for an offsite building for my expanding team and staff.

What Don says captures most deals that ultimately looked to have been undervalued by the market, or current owners, but really were not. 

Are you vendor direct could be a lot cheaper on countertops, and could save you money..

Definitely make those assessments during inspection or prior to making an offer if you can to save yourself the time.