I’ve been working with several lenders for DSCR loans, but I’ve found that the fees are quite high, with minimal benefit in terms of lowering my current interest rate.

I also doubt very seriously that any brokerage/custodian is going to allow this kind of loan with 401k assets; it's likely going to need to be a 401k general purpose loan, which is highly regulated (as someone else mentioned). 

So sad...... what is scary too is they only have them 10-20% contained and they are expected to get high winds again which can carry those embers pretty far. you also have to think these fire fighters etc. have been working around the clock and must be exhausted.

I realize I don't have the actual NOI, but that price sounds super high for the gross income you're stating in your narrative.

The seller said this is in a gentrified area so there's potential to rehab this effectively and get a high payout as shown in the last comp.

Interesting I thought, that they have that high of a rating.

While this is a great and highly motivating goal, most people are either clueless or incorrect in their belief as to what is required to obtain this “lifestyle”.Understanding of the “how to” get there is further obscured by the misleading, and often patently false “pathways” sold by real estate educational MARKETING companies as workshops, upsold to association memberships, upsold to mentorships.

I am not familiar with how HELOCs work but they declined me saying my DTI is too high.  

very high risk even I only do them with very specific investors in mind and a plan. we dont flip land we develop every one. 

You have a lot going on and if you had a 457 you were a highly compensated EE.