Or do the BRRR I talked with some lenders about refinance and they would offer 15yr refinance to 4.5interst and 30cash out and paying some of the debt I have. my new payment would be 1300 from what have 800. does this make sense or should just sell and buy something else. thank you in advance.

@Costin IorgulescuThe IRA LLC may be you best bet to control custodian fees.

My plan is to purchase the building, rehab it and do some upgrades, then refinance it and get all of my money back out of it.

The problem in that case is that you won't be able to refinance out of the deal once the rehab is done in order to pay back the HML.

I would bet the MLS has good deals you just need to spend more time searching and act quickly. 

There's a vacant lot down the street from me that has sat for decades and I'll bet the owner just passes it down to their kids. 

Heck, what if I just wanted to move or refinance my current place (which I do actually)? 

My plan for it is BRRR, it is finished and ready to rent now, but i need to cash out refinance it ASAP. 

If you Refinance and leave $10,000 of your cash still in the property that means you will have 2 loans to pay off.  

If this is a BRRRR type deal where you can recoup that cash through a refinance, I would do the deal.