However, we want to refinance right away, pay off the LOC + repairs, and take some cash out to purchase more properties (BRRRR method). 

Outside of numbers I will also look at the area and see what the unemployment rate is and if the median income can support 2.5x's the average rent amount I'm seeking after the purchase - I also look at the competition's rates and quality.

The HOA fees will typically kill the cash flow but on the flip side of that you will have a quality product and with generally low maint..

As long as you know the rules about tax sale investing so you avoid the ways you can get hurt, this is a high return, low risk method of investing.

BRRR are impossible to get under a VA but using the method above it is possible and paying 6 months worth of PMI in order to make deal seems worth it to me.

I'm currently investing in buy and hold using the BRRRR method.

I have a bi-yearly contract with them to maintain the units and they currently have a new policy where they check for mold in the duct work by an intrusive method and they are finding slight mold growth and are recommending this device called Nasa Air Scrubber (~$1200 per unit). 

My Wife and I are looking to connect with some high character, high quality contractor(s) in the Buffalo, NY area.  

At least then I can say that I tried to show some loyalty, and this method of using an actual PMs structure might be a bit more constructive than trying to negotiate points back and forth with him.

Very well connected in the area and a great reputation for quality work.