On a refi, you need to get the appraisal ordered and back to figure out your options, especially if it's a cash out refinance. 

Not a foreclosure different scenario .. but I bank at a small commercial bank.. if you used a large major bank I bet that would be tough to do.but once they cash the check I think your out of luck unless the sale was flawed on the trustee side the money is not coming back.

I bet we know a bunch of mutual people if you know any sig guys.

The thing i am considering now, is if i want to do a 100% VA cash out refinance to pull about $80k from the home or refinance it as a conventional loan to free up my entitlement to use again to buy another home zero down

But your right, no one knows.... however if you had a million dollars what would you bet on..... or rather 700k. 

I've bought my first SFR, fixed it, and rented it, and I am now at the "refinance" step of BRRRR.

You may have screwed up, but I would bet money that the HOA is not following their covenants to the letter, because it's hard to follow anything to the letter, and I would exploit that weakness. 

And I'll bet with a little review class you could pass easily. 

Hire college students to do the demo and I'll bet some of them can do most of the repairs.

I do not want to refinance since it is an FHA loan at 3.25% with no PMI.