Although I did not put down 20% to avoid the PMI, I felt it was worth it to not HAVE to refinance to get out of it.

Purchased my house 2 weeks ago using a VA loan. fixxing it up to rent. then after 12 months refinance and turn into an investment property.  

The stipulation here is that I stop the refinance on house 3 because house 4 is also an absolute POS and its not worth the 280k i now owe these kind folks.

Are you considering buying distressed homes to rehab and then refinance them?

You can refinance next year when rates drop, which could lower your mortgage payments and give you some extra cash.

My exit strategy is to refinance ASAP when all the work is done to a 30 year fixed as the property is off market.

Basically two ways to get cash from equity in an investment property without selling it - cashout refinance the current mortgage into a new loan, or get a second position lien (2nd mortgage or equity line of credit) to stack behind the first position and pull out the equity. 2nd liens are hard to get on investment properties right now, but they're out there.

As we grow, we need to refine our processes and make it easy and simple to implement.

interest buydown, home warranty, closing cost assistance and seller realtor can offer bonus incentive to realtor that brings buyer . another option is to rent and refinance it 

Home Equity Lines of Credit (HELOCs) or cash-out refinances can access built-up equity without selling the properties.