after about 6-8 years, depending on the timeframe you pick, my portfolio generates what I consider to be one part-time income. 

However, we negotiate a suitable timeframe with the seller for the tenants to vacate the property.

I'm trying to help out other CA investors (I still think buying locally is better than an inexpensive property OOS where you can't check up on the property)I don't know the Peninsula well but expensive Palo Alto, Los Gatos, Cupertino would be Class A to me.

Right now if my math is correct you are looking at $4300 per year in expenses (if you include the water and garbage). 

I feel like I can't get a true picture of my investments if I can't calculate what I'm doing to my equity and my increase in expenses for closing costs if I can't factor in the cash-out refi's - unless I don't need to. 

Over what time frame will you recapture the cost of doing a Cost Seg study?

(e.g. my March 16, 2019 post on a bank calling ALL HELOC loans due in 2008-2010 timeframe.) 

When do the private lenders get paid back or what's a good time frame?

He will have a built-in expense of $81000 ($66k rent payment to you, $25k operating expense). 

To help, I used Excel to forecast the future value (FV) of both options: 1) leave existing traditional rollover IRA in-place or 2) liquidate the IRA, paying the 10% penalty and 33% marginal Federal tax hit.I'm 15-16 years away from retirement and computed the FV of both options over that timeframe.