I know it’s not a super helpful comment for your end goal but my wife and I are looking for a second rental in Virginia Beach if you were interested in freeing up some funds for your Pittsburgh expansion.

I am curious is the total equity $100k, or is that the accrued equity? 

Challenge: It's in a neighborhood (no HOA), and renting the entire property (sleeps 25 in total) caused problems in the neighborhood, due to noise and parties – so we only rent the separate cabins now.

Plus, they provide great opportunities for cash flow, especially if you’re looking to scale and reinvest profits into future properties.If you’d like to connect or chat more about strategies, deals, or even market insights, feel free to reach out.

Most people are refinancing a BRRR because they are in short term debt (like 12 month hard money used for purchase +rehab financing) or own the property free and clear (they bought all cash) and would get a higher return on equity by leveraging the property and reinvesting the cash out proceeds of the loan to scale the portfolio. 

If you ever want to chat or need advice, feel free to reach out.

feel free to @ me for any additional info.

Feel free to shoot me some high level particulars and I can keep you anonymous. 

Approx 5 commercial  properties with total combined value book value 12m .. actual maybe 20-25m?

You are a high w2 earner, The house is worth 110k today, you are buying from your grandma for 60k in exchange for free rent for life, upside ARV of 200k.The costs of owning the house will help provide tax relief on your high w2 earnings, you are buying a great chunk of equity that will pay off in the future, and you and your grandma are doing each other solids.