IRA Property refinance to add rental Unit

[Dane Hebert]

I have a property inside my IRA that has no debt. I would now like to add a unit to the single family rental. Since this would be a non-recourse loan, I'm assuming the entire property would attach to the loan. So I'd like some advice:

• Should I do a refinance inside the IRA or move the property out of IRA and suffer tax consequences? I'm 61, so no penalty tax would apply. However, I'm working regular job and am in higher tax bracket.
• Can someone provide me with lender options for IRA refinance loans?
• Are there additional complications with doing construction in an IRA with regards to construction loan, etc?
• If I choose to distribute property out of IRA, how will the distribution be valued for Tax purposes? It's generating nice cash flow and good appreciation, so I want to keep the property.

Any advice will be much appreciated.  Thanks.