Every time you refinance you jump back to starting at the beginning of the amortization table, so you're losing your place in line, so to speak, with where you are on the current amortization schedule. 

I am an investor with Table Investments.

If you are refinancing into a conventional loan, they'll probably only refinance at 75% of ARV and by looks of the numbers you gave, you don't have that in equity so you'll have to bring some cash to the closing table, which may not make sense for you.The other option is just trying to reduce your interest rate and keep the VA loan like @Kyle Falkenstein and @Jerry Padilla mentioned; however, this will still probably cost you some money for closing costs, but that may very well be worth it in the long run if you intend on keeping it and living in it for a long time. 

Sometines, it is better to put your money on the sideline than to work your butt off to make less per hour than cleaning tables at Mc Donalds.

It is currently a proposal on the table for an investment property I own.

I will start from here so I can come to the table with paperwork and details in hand to get that "yes' from them.Open to other topics, ideas on filling in that time as well......Thanks!

I have found a hard money lender who is willing to partner with me on the deal, and come to the table with all the cash to purchase.  

Leaving money on the table in a hot market (overheated or toppy maybe) is difficult for me to not convert into cash, because there is some risk to not turning that equity into cash as well. 

Investment Info:
Single-family residence other investment.

Purchase price: $329,000

Cash invested: $10,000

Sale price: $389,000

I bought a lot for $51,000. I sat on it for a year. By the time...

I find that a good agent will bring most of these connections to the table - start there, talk with several agents, and see who is the best fit for you!