How to finance a rehab

[Jamie Warcken]

We are nearly finished renovating a rental property in Oklahoma, and have started rehabbing our primary home in Tucson, AZ. My husband was recently transferred to SLC, UT, and we're updating to potentially rent or sell. Or maybe we stay and he commutes. The trouble is, we're almost out of cash to complete our primary rehab! 

My feeble mind is having trouble figuring out the best way to pay for it all. We have five doors on three properties in OK, all purchased as BRRRRs, starting in 2022. But because of rising interest rates, none of the BRRRRs have made financial sense so far. One would've netted us ~$15k, another only ~$1k, and the third is the triplex currently being renovated. 

The interest rate on the triplex is 7.5%, but because I took out a construction loan to help offset renovation costs, my lender says the ARV was already baked in, and a refinance would not make sense on that property either. I suppose that requires a second (or third or fourth) opinion, but if he's right, where can I pull cash from to both complete our primary home, and refill the RE emergency fund I'm currently depleting?

My only idea so far is to cash out the contributions we've made to our Roth IRAs, and pull the amount of qualified medical expenses from our HSAs (total ~$80k). Side note: My husband and I are currently funemployed (we both have seasonal jobs) until October, so not sure if we could qualify for traditional re/financing options at this time. Thoughts?