However, it is my understanding that you can only use a HELOC on a personal residence.

Assuming you got conventional loan on primary residence.

I used the 203K loan for my owner resident house, it was a nightware, and would not do it again. 

Just dealt with this on a duplex and it cost the resident right under $600. 

I understand that depending on the situation the VA loan may/may not be ideal, but I think borrowing against the TSP the payback rules are relaxed when it's for a primary residence (between 5 and 15 years for payback).

He has done work for me on my personal residence and my rentals.

@Julia ParslowYou are correct that the contingent deferred sales charge may not apply if you have had the annuity for a certain number of years; however both federal, and depending on your state of residence, state taxes will apply if you take a distribution. 

Experienced investor in other markets with 1 door in Emerson Heights will be 'boots-on-the-ground' next week - March 1-3 - searching for new doors & possibly a new primary residence. 

So, I am thinking of couple of strategies.1) To sell and reinvest in other properties, i will have to do a 1031 exchange since it has been about 5 years since it has been my primary residence.2) continue to rent it out and wait for value to increase further.

I turned my first primary residence into a rental and the lender for my next home used 75% of the rental income towards my DTI from day 1.