-Cash out Refi with a private lender who has higher rates/fees-One of my friends buys a property in the name of his LLC, rehabs it, then sells it to his spouse.

This is how bank originated debt works in the apartment scenario you describe: The lender collects their origination fees and debt service payments are then collected priorty every month until the loan is paid off.  

People look to external people and factors to make excuses for their own short comings. 

I have been paying someone a flat fee to file our taxes for years.

You'll have to do the math on the fees and weigh your time vs what the PM charges.

Even if we use a more modest 2% (inflation) appreciation model, you end up with $1.9 million, which is a $100k "loss" versus a $1.9 million loss.Of course there's lots of other factors - can you stay there for 30 years?

We normally ask for 48 hour notice minimum before a rush fee is charged.

Landlord policies often cover rental income loss and legal fees.

Fannie publishes what they charge to price in adjustments based on different loan factors if you google fnma llpa it will come up. 

Withdrawing 401K entails a 20% tax cut and 10% penalty fee but I want to use it to being my real estate journey and exit my 8-5 in the next 2 years.