It may be time to cut your losses and move on from this real estate. 

I even considered the option of just purchasing 1-2 single family homes per year and growing that way as there is less risks of tying up all capital in 1 propertyYea, its rough right now.

Where any broker will take you since you give them a cut from your commission or pay a fee per transaction.

Unfortunately, my service was cut short due to an injury during deployment, which required spine surgery.

Instead of tying up your retirement funds, tapping into financing specifically designed for real estate investors can keep your portfolio diversified and your retirement intact.Leveraging your 401(k) is your personal decision, but framing it within the broader context of balancing risk, liquidity, and opportunity cost can clarify whether it’s the best tool for your goals.

I believe that the Federal Reserve is going to cut rates by 25-50 bps at it's September meeting (no emergency cut), but that 30-year fixed rate mortgage rates will rise to upper 6s low 7s around the same time, and Commercial borrowing rates, including for multifamily, will increase as well. 

My thought is to BRRRR it and refinance, and they get their cut of the equity (which I assume would be split 2:1:1).

I'd add something that ties in with the couch.

Will cut about 4 inches above ground and plant the stump.  

There are risks as you are tying up your primary residence in the project.