If you're looking to buy value-add deals, a lot of investors I work with start doing BRRRRs with cash purchases and refinancing out so they don't have as many risk factors involved.If your market is seeing any kind of appreciation, I think it's smarter to leverage your money to get the bigger returns. 

More over due to fact it's just appreciation/equity play's, adding an amplification to that risk, and now with threats to active income, yet another amplification to risk factor. 

@Anna Brown you have 2 factors that give you a competitive advantage right now - low interest rates and a low tax basis.

There are a whole lot of factors and differences among the options, even among lenders that fall under the "private lending" umbrellaSharing an article published last year that maybe can help and provide some more insights:https://www.biggerpockets.com/blog/dscr-loans-terms-to-know

Apples to apples, if you're going with a solid conventional lender on the refinance, it should only be about ~0.125% difference in pricing doing rate/term vs. doing cash-out refinance at the LTV you're talking about, assuming all other loan /property factors check out.

If they anticipate increases to the rates, you need to factor that into the decision. 

Leverage size is going to make a big difference here as well - rate between 10-12% is probably expected for first time flippers but other factors are key as well

Again the below is just a best estimate - Do you guys think I'm factoring in 99% of the expected costs?

All income to a traditional IRA has the same tax treatment and any earnings will be considered regular income when distributed - whether from stocks or real estate. 

@Nicholas WhelpleyTo assess a property's potential beyond the 1% rule, consider factors like cash flow, market trends, income streams, house hacking benefits, risk management, long-term vision, and professional advice.