Hello Dan Breen,It sounds like you've received notifications about your VA guaranteed loan potentially being eligible for the VA IRRRL (Interest Rate Reduction Refinance Loan) program.

Of course financing could be tricky unless you have some equity, in which case a HELOC or refinance might be an option. 

If it hasn't been too long maybe it's worth try selling again.In terms of cash out refinance, most investors would do a 70-75% cash out refinance given it debt covers.

You also (hopefully) have an experienced property management team and plenty of runway on the debt, letting the sponsor pick and choose the right time to sell or refinance, rather than being forced into it upon completion of the buildings.

If a cash out refinance, many lenders will allow the cash out to satisfy the reserves requirement.DSCR lenders generally let you vest either individually or as an LLC.

Our plan is to sell or refinance within 15 months targeting a sale price of 3.5 million.This property is two blocks from the beach.

The pro is that if you refinance, lenders mainly only recognize one lease per home. 

You don't need to know everything to get started; you need a foundation to build on and the rest will come through experience and then refining your education.You can build a basic understanding of investing in 3-6 months.

There's likely options out there for your refinance when you rehab it (minimum around 50-75k loan amounts).You can find private lenders online or you could possibly meet one at a meetup.

Do I go with a Hard Money lender until I can refinance into a Conventional loan?