Lets get back to the basicsBRRRR is a method whereby you combine flipping a home with long term holding (usually as a rental) and using a cash out refi to get equity back for the next project.

-Lease to buy @ $930,000 (currently appraised at $890,000)-2 year term with option to purchase at the end of term-Non refundable 3% option fee of $27,900 -Rent $4700/month If purchasing at end of term: Option fee applied to purchase and 10% of all combined monthly rentIf not purchasing: Option fee is non refundableSeller able to break contract anytime with 60 days notice if agrees to pay renter 2x amount of option fee.

Many groups during Covid have switched to online only or a combination of online/in person events.

The IRA funds would not be able to be combined with other personal funds as in your note above. 

@Tyler Prosser, When combining 121 and 1031 the reinvestment requirement for the 1031 is $500K less than the net sales price of the property. 

Property was just a good combination of the "right place and right time."

@Noah Bacon I think the fact that they are combined could be a reason this is a less-popular forum.

If the balanced is refinanced into a conventional loan there would need to be enough value in the property to meet the lenders CLTV (combined loan to value) underwriting requirements. 

I've been able to get a healthy combination of both cashflow and appreciation from all my properties after a little TLC.

The best scenario is a combination of all 3 or some other unfair advantage.BRRRR is a cute term, but let's call it what it actually is - you're taking on a mess and long list of problems that someone else could not solve.