While R/E investing is about the same nationally the laws are different in each and every state.

I personally think sevier county is one of the best areas in the country to invest in both now (if you pick the right product) and especially long term.

Liquidity: If this is your first or second property, prioritizing liquidity (by cashing out now) might allow you to seize unexpected opportunities, especially if you’re actively prospecting deals.Since you don’t have a deal lined up yet, you might explore options to minimize the gap, like prequalifying potential deals or using short-term financing strategies to bridge the 4 months.Good luck growing your portfolio!

no argument from me.. but I think they do that to legitimize the company/loan product.

Products & Services enable us to track each 'phase' of the rehab.

How about the simple obvious that the inputs to deliver the service/product have a base-line and market prices have, OBVIOUSLY, been at about as lean of operating profit margins as can be. 

They may have economy of scale but the consistency of delivered product is not always there. 

No paper towels, no "flushable wipes", no dental floss, no hygiene products, no tee shirts (real example). 

You can proceed with a cash out or rate and term refi up to 65-75% LTV depending what product and terms you choose.

If you go too low I would either recommend self managing or liquidate it.