I'm toying with the idea of pulling equity of my existing home for a purchase and possibly finance the other through a portfolio lender.

Run into a problem, find a solution, trouble most unsuccessful people think the solution is to quit and go try some new toy because something must be wrong with the old toy, after all it isn't doing what you want it to do and they aren't smart enough to figure out it just needs for them to wind it up and then it will go. 

I'm toying with 2 ideas and wouldn't mind some input.

No loans for toys. 

"Sand" and a child's toy was found (she claims her boys are "too old" to have done this...8yo).  

Hello SykhereStay away from things that don't provide income, (toys,boats, RV'S etc) .

A perfect retirement spot, I can see myself riding a good horse, having all my toys in the barn, knocking the ball around, kayaking in my backyard or just jumping in and sitting on the rapids having a cold one.

7 years ago,if you checked the MLS or punched your favorite filters into Zillow,you'd get tons of results for your search.Then you'd spend hours and days analyzing scores of listings to determine which was a good deal.I've been trying that for the past 6 months in my favorite market.Consistently,search results have been 1 or 2 listings...almost always overpriced and never cash flows or approach anything near the returns we look for.As far as MF is concerned,loopnet is now down to a single page if you're looking for an apartment deal in Jacksonville.Everything on that page is rubbish with 4-5% cap rates.Even my favorite wholesale deal sources have all gone silent.Nothing.It is time to go to cash,guys.The handwriting on the fabled wall is crystal clear.

Similarly if you come back after 5 days of thinking and decide you want to pay 0.75 points to buy it down to Y% rate, that 0.75 and Y% will be the 0.75 and Y% from the 'menu' of the day your rate was locked (for better or worse).On quick close California purchase transactions we generally do not have time to waste days on day-trading, so unless someone has specifically told me otherwise, I lock as soon as I have the contract in-hand (which says 30 day COE or 21 day, etc, right on it) & then present the menu because we've gotta move move move to meet our contractually obligated deadlines. 

We have a 2man kayak, stand up paddle board, and some surf boards, beach chairs, and beach toys for the kids that you guys can borrow anytime you want.