And keep in mind private sellers and wholesalers dont help either when they wont entertain offers below ask either.

Eliminate debt, establish a budget, and save.

That may allow you to save for another property faster.

Depending on the market your looking to work in.one way I find is to simply call one of the major title companies and ask to talk to an escrow officer and then ask them what companies does he/she see closing private loans in their market..

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

May be expensive but they are dedicated to private lender law, securities law and creditors' rights.

Can you message me privately to chat? 

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.

Hire a contractor or GC with clear terms for execution and completion.Secure financing early, whether through cash, private lenders, or hard money loans, ensuring reserves are included for unexpected expenses.

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.