With that being said... most of the houses I’m analyzing just aren’t making sense from a numbers perspective and a majority of that is because I’m looking on the MLS.

Good idea for a number of reasons:1 - This won't be a refi in the sense it will have a lien on the property (mortgage). 

However, it does not always make financial sense to empty and gut the building to carry out a deep retrofit (and even when it does, that initial whooshing roar of capital flying out of your bank account can be unsettling).As of late, we have been purchasing rather, to very, unloved buildings with plans to (eventually) perform deep retrofits on many of them {where the increase in the property performance will pay-back the investment in a relatively short period (say 3 - 6 years) versus the planned hold duration (i.e. 20yrs).   

Makes sense on the Edmond/DC properties..

Reading books is not enough to feel comfortable doing this type of deals and I strongly consider seller-financing to have my feet wet in this real case if it makes sense.

Hi Fritz, I think all of these ideas above make sense.

I'm thinking with the BRRR strategy i can buy it at lower enough price where it would make sense to use the VA loan to roll the rehab with it.

Invest elsewhere where the numbers make sense.

I was thinking maybe talking to a wholesaler to see if they had any deals that make sense.

To further clarify, this isn’t a line of credit in traditional sense.