Only loan that would cover your rehab is an FHA 203K (primary residence loan) OR hard money fix and flip loan and you would have to refinance later.

You could refinance at less leverage, which should lower your rate and lower your total loan amount which would, in turn, lower your monthly payment and cash flow a little better.Question just becomes a 'cash now vs. cash later' situation.

I offer to purchase the home for a discount equal to the expected cost of PITI plus repairs/maintenance for the life expectancy of the homeowner, plus a margin for profit.I have the option to refinance the home to pull money out of it after purchase to finance other real estate deals.

I have a few properties in my portfolio that I am needing to complete the Refinance part of the BRRRR.

You can access equity of current primary by a Home Equity Line of Credit (HELOC) or refinance.

If you own the home in NV simply do a cash out refinance and take out a little cash to use as the down payment.

Just need to refine both goals and strategy.  

I am looking to stage a cash-out refinance to occur the same day I close on a property.

The market value, on the other hand, is what someone will buy it for (or what an appraiser believes someone will buy it for).Or did you recently sell or refinance it and the value come in lower than a previous appraisal or assessed value? 

It is also a little bit of speculation on my part that 1) home values will continue to appreciate at or above the inflation rate and 2) that eventually rates may drop 1 - 2% (I am at 7.5% on my most recent refinance) and will be able to do a cashout refi in 2 - 5 years.What are other's thoughts on this?