I bought the property at $365k, and its new *estimated* value after renovations is 390k-400k.

You can get into a home for little or even nothing down, perhaps add some value by renovation, then hop to a new primary residence in a year with little or nothing down, and repeat.

its funny how this changes with time and the market on BP  if you asked this question 5 to 7 years ago you get drowned out with the cash flow is the ONLY thing and appreciation is for gamblers my self I have always been about making appreciation games in RE.. by either value add building a new product or buying foreclosure and flipping or lending money and getting instant 12% plus returns . 

And are you asking for replacement value or actual cash value?

Cash from a self directed IRA How did you add value to the deal?

With BRRRR you typically need to buy a house that needs a LOT of work because you need to get it cheap enough and do a large enough rehab to increase the value WELL ABOVE what you have invested into it.

If your interest rate is solid then that's something of value that a potential buyer may want. 

First of all, if your at 60% I would raise to at least market value or even slightly below market at this point.

Conventional financing How did you add value to the deal?

I'm working on making these relationships stronger by giving more than just returns and making sure that every interaction feels like it has value.