Investment Info:Single-family residence other investment.

If you feel ambitious, you could try a BRRR strategy adding additional equity to the subject home and then taking equity out of it to pay off either the HELOC or if you decided to the refinance the primary residence. 

It has to be your primary residence to be able to use your VA loan.

Congrats on orthodontic residency, though I know residency will be time consuming as well. 

IMO this is much too little additional return to put your personal residence at risk.  

Enforcing the termination of a lease due to non-compliance (unauthorized resident) is not the same as ending a month to month lease. 

Lastly, you won't be able to HELOC (or any cash-out equity) and 2-4 unit property in TX while it is still your primary residence.

Investment Info:Single-family residence other investment.

Several options you can explore to get the down payment capital: Solo401k; HELOC on personal residence or from equity of the SFR; Cash Value Life Insurance Policy; Business Credit; Private Lenders, to name a few.

Investment Info:Single-family residence fix & flip investment.