They can also be a good exit strategy for an investor who used a hard money loan and would like to refinance to pull cash out for their next investment property deal.

Ideally completing light renovations like this shouldn't take long and you should  have a low holding cost on the hard money loan (if you used debt) and make a higher profit on the sale or have more flexibility on the payoff when you refinance  Plan on long-term and hold.

When you say you can refinance your VA, have you checked at your total allotment for VA loans.

If I refinance in the future, will I need to modify my ownership structure?

Look at a HELOC on your own home to fund the repairs, then refinance into a new mortgage (at which time you pay off the HELOC.)

Typically there are no prepayment penalties on hard money loans, so you can limit your holding cost if you're able to quickly complete the project and sell or refinance in a few months. 

To improve cash flow and manage your current situation, here are some potential strategies:Refinance for Cash Flow: Refinance your properties into long-term fixed-rate loans to reduce monthly payments and increase cash flow.

Most importantly you can refine your phone technique at a low cost.

I had to pay contractors he stiffed in order to remove liens and refinance the property. 

The BRRRR strategy is always a great option, especially if you the liquidity to continue to purchase properties depending on how much you are recouping when you refinance.