Your rate will certainly be better with the VA IRRRL product than a conventional investment property refinance. 

Any recommended products to use?

There’s plenty of previous threads on here on that topic and they usually conclude in a dead end.Second, as @Tyrone Osilesi pointed out, and as the name of the product implies, HELOCs are a line of credit based on the EQUITY in the property.

If you plan to get into mobile home investing, it's best to study up on the product itself and network with other contractors who specialize in working on mobile homes should you need help with the fix-up work. 

Do some research into whatever product and installer you go with.

SBA may have a product with owner occupied loans

That's the loan product I've been calling around asking about.

@David PereIf Alex gives me a hard time I’m just going to throw beer and hair product at him until he calms down haha.

You and I have different views on this and I don't know nearly enough macro economics to have a productive discussion. 

LTVs are typically 75-80%: meaning 75-80% of the value of the property is your loan, and 20-25% is equity.Typically, your best time to refi is as soon after any value creation has happened as reasonable.