There is a lot of public info out there on their funds and how they are (not) performing.  

Although, in time, it will vastly out perform.

The software performs the following functions:Eliminates all properties that do match our target tenant pool segment.Selects sales and rental comps for evaluating rent and return.Generates investor analytics.

You can advertise historic performance.  

It's very important to perform your due diligence on the operators, the markets their operate it, ask for their past transactions, history of their track record.

Predictions are for fools; numbers are for performers.

The good news about the saturation is a lot of investors bought in the height of covid, with abnormally high performance numbers.

Some states will give the underlying land while others will give the land but expect the newer owner to compensate the old while still others would require the owner to compensate the person who performed the value add.

if he performs a service for you, just pay him for it. 

@Jerry Chilimidos,Here is a list of lenders who specialize in lending to IRAs and 401Ks:https://www.biggerpockets.com/member-blogs/2810/50272-list-o...I don't know where your rentals are located and how they are performing but selling might be an option vs doing cash-out refi.I would certainly consider option C.