From what you say about quit deeding into an LLC, it leads me to believe that you would choose a commercial loan for the refi as commercial lending would allow the LLC to be the Borrower on title (as long as the LLC and/or property can qualify for the loan). 

Not saying not to do it but it’s walking a fine line.In several states including Maryland it’s considered predatory approaching borrowers who are in pre foreclosure / behind on payments and the fines are HUGE.I always go by the “how would this look on the front page of the New York Times” with business.

They need to build relationships with local borrowers.  

So, a say $40k net income MIGHT let you borrow $150k (assuming you have no other debts/loans which I'm guessing might be possible if you have $30k saved up).So, the co-signer route is your best bet, just remember it may not be theirs since you will be tying up their credit.Hope this makes sense. 

Real Estate Investors, borrowers, and entrepreneurs are some of the most fundamental terms you’ll need to know.

You can get a second VA loan but there are limits with the total amount borrowed between the two loans.

I prefer to get an appraisal done so I can borrow through FNMA but lack of access is hampering that plan.

I thought it only effected the borrower. $10-$13k.

Max cash-out is usually mid to high 4's for top tier borrowers.

I figured real estate investing requires borrowing anyway, so having loans already wouldn't really be a bad idea.Right now I'm trying to firehose as much information as I can, and I'd love some direction there.