Like you, i'm new at this and a bit fearful to take my first baby steps but have all of the faith and support neccessary to make it happen. 

I have a couple of prospect properties I would like to tour and get a better SOW for the Rehab, however because of the still someone hot market we are in realtors are not taking me serious as a potential client and tour the property without a preapproval letter, however the Hard Money Lender will not issue me a Preapproval letter until I get a better estimate of the SOW and come up with a plan on how I am going to do the project which I can't do without looking at the property first with a Realtor. 

i have multi clients that flip and do brrrrs in Newark.

I would never advise any of my clients to cash out a 401K. 

I can't speak for STR as I don't specialize in that but I do have a client with a 5/3.5 STR close to downtown FTL and it is very BUSY so if you have the right type of property and location, you can do well in any market.

Rates are still historically low, and I’ve seen with clients refinancing they may have a higher loan (from pulling cash out) but their over all monthly payment is comparable to what they are used to because of the lower rate.

I would explain to the client the work that’s being done & ask them how they would like to operate because you have to do the upgrade. let them decide how they’ll move. 

Unfortunately, they don't realize the challenges of building a consistent pipeline of clients and new business.  

If you are looking to scale your portfolio, I am an agent finding investment property for clients throughout Brooklyn, Queens, and Long Island..

When my health insurance became $1200/month I got a job as a direct support staff at a group home on 3rd shift which has lasted about 15 years and has always allowed me to have many hours per shift to myself to focus on my real estate and learning things.