I would not ever put myself in your shoes or try to understand your situation - what I am sharing is that sometimes it is best to look for a solution that creates the best win/win and look at what you could lose (from all angles) after you identify all the routes you can take.

What would you do in my shoes?

Your timeIf I were in your shoes, I would look at a couple things.

What I would do, in your shoes, is take @Aaron Klatt's suggestion of contacting a PM. 

-what about shoe molding/quarter round?

I was in your shoes a year ago, now I have four STRs.

I'm in similar shoes as you are and lately have been re-shifting my focus to multifamily. 

If I were in your shoes, I wouldn't want to be cashflow negative !!!   

If I were in your shoes, I'd take a step back and before I worried about how to analyze a property, I'd decide what my investment goals are, which will heavily inform the way you analyze a property.

If I was in your shoes, I would first look into this option of tapping into the extra VA benefit that you have yet to utilize before doing another refi.