The PM had the water turned off, plumber on site, water extracted tenant's furniture saved, and everything back as if it never happened.

He started gumming up the works with when it came to leases and drilling for oil on government lands and just basically made it restricted to supply and the ability of the gas and the oil companies to extract the stuff out of the ground that...

We moved out less than a year after finishing the rehab (last big item was the kitchen).It has now been refinanced 3 times but all of my investment was extracted on the first refinance. 

Is it because you do not have confidence that you can do a successful BRRRR and extract your investment? 

If your CPA cannot seamlessly extract the data they need - you will have a frustrating and expensive experience during the tax time.So, either reach out to your current CPA and adopt what they recommend - or take BP recommendations but be prepared for additional troubles if your accountant does not like your data.

If I was in your shoes, I would extract the equity now, leverage and reinvest into better cash flow deals, rinse and repeat a few more times.

In the example, after the Cash-out-Refi,  I'm able to regain all my initial capital plus extract an additional 21K from the deal. 

Update your lease by extracting some terms and conditions from other apartment leases, lease share here on Bp or etc. that are found online.6.

Rents are currently running about $1550Considering probate time, yada yada... am thinking of brrrr'ing this property using 401k funds, and for now to look for a ready to occupy primary home.If I brrrr this house using funds from 401k will there be enough equity to fully extract the 40k and repay the loan?

The right lender will be able to guilds you on how to extract funds for the purchase so that the paper trail is clean for your re-fi.