Did you know their is a special type of distribution for a first time home purchase? 

They might take precedence over the distribution of profits.I'm not a lawyer, but I remember back in the early 1990s when California issued IOUs to everyone, including its workers.

It is tax-deferred to the plan just like dividends in a conventional plan.As a property owner, the plan would be responsible for property taxes as an expense of operation.The  tax-exempt retirement plan may also be subjected to any local taxes or fees, such as some cities levy on owners of rental property.The rental income is ONLY taxed in cases where an IRA uses outside capital in the form of a non-recourse mortgage.Otherwise, you are not taxed until such time as you take personal distributions from the plan, just like any other retirement plan.

This experience will give you all the technical skills and underwriting techniques that will be invaluable in your goal endeavor.

Bottom Line Up Front (BLUF): if I use a personal friend to loan me money to buy my first property, can I still use the “cash out” REFI technique with a bank in my BRRRR strategy?

They're not the greatest leads for wholesaling, but if you learn some of the other investment techniques (lease options, subject to etc.) you can do very well.

Her having a nice new kitchen (if she cooks at all) will make everything much more tolerable; for you both.Also, a 203k will require you to have bids from licensed contractors, and they will have to do the work and the rehab funds they escrow will be distributed to them as they prove completion of specific jobs. 

This is common - and there are several groups in B'ham that do it so it, so it is a tried and proven technique - however it's not realistic to expect to find $60k houses that you can buy for $900 and then sell it for $25k without rehabbing it. 

I am wondering what method can I use to pull this equity out of the home to purchase more homes through owner financing techniques. 

It is across the highway from a closed Amazon.com distribution facility.