The school district is excellent and the rental comps are fair on par with comps in the area as pulled from my realtor. 

For example, if someone else is answering and doing the initial interface, are you still pulling comps and doing the follow ups? 

Should I pull the trigger now on the refinance as I have everything teed up ready to go or do people wait to a 2 year mark in this situation? 

However you should at least have some clue as to how you will pull a deal off before you put it under contract. 

It is pulling out the money that you previously put in.Once you're at a point where your money is recovered, and you have profits over and above - you're free to do anything with this money, probably in this order:keep a reserve for contingencies (vacancy, major repairs etc.)reinvest into buying more propertieswhat you call paying yourselfYes, it is arbitrary.

Let me know if end up pulling the trigger on it, would love to hear about your journey with it! 

There is only handful list of lenders offering such loans, I pulled there together here:https://www.biggerpockets.com/blogs/2810/50272-list-of-non-recourse-lenders-for-self-directged-ira-and-401k

@Gareth Fisher Why late in the cycle should you only pull 70 percent out instead of a higher percentage like 80 percent?

Im just kind of hesitant to pull the trigger.

If you have structural issue or are re-designing the property you could have one pull a building permit.