REFI a VA to Restore Benefits

[Eric Giovannucci]

Hello, 

Looking for some advice/help on what to do with my current situation. 

I currently have a VA loan in Texas for a now rental property. I owe 126k on a estimated 144k dollar house. I need to restore my VA benefits ASAP.

The mortgage is 941 a month, and I have a tenant that pays 1250 monthly and is under contract until April, and should be able to up the rent to 1300. 

I am unsure what to do. It looks like a conventional refi will not work due to not having enough capital to put down, or enough equity to do. What else can I do? Can I bring in an investor to help with the refi? please advise!!