Would be great to meet up again, and even if we have to pay a couple bucks for some pancakes, I'm down to keep the tradition alive.Email me details.

Refinancing generally takes a full year on the tax return to accomplish, so I use some creativity to bring that money back in in less than the 18-24 months a traditional refi. will take.

So are the banks starting to adjust or are people combining non-traditional and traditional financing for their Projects???

It’s traditionally a ‘start over’ time; whether that be rinse and repeat your victories, or taking the opportunity for big change.

I could have use Traditional IRA funds too (had about the same amount to roll over in each kind).

If you have a $100k house and do $$30k of improvements, that doesn't necessarily mean the house is now worth $130k.Many traditional homeowners spend money on their house, but add less value than the cost of improvements (e.g. adding a sauna, building a pool,...)

Traditional accounting would say "an asset", but a thoughtful investor would say "a liability unless it generates income".

I think the best you can hope for is breaking even on a retail house with a traditional mortgage. 

Still would be interested one day, but at current, focusing investing in other "traditional" methods.

Keep the 4plex (don't slaughter your cow, milk it), and pull equity out via a traditional refinance, or (preferably) a HELOC.