Estimated Value: $420,000 Exact floor plan sold at that price but I have new floors and appliances and better backyard.

Hi all,Wondering if anyone has any advice for the best way of paying for a down payment for an out of state investment (not owner occupied).I'm in contingency for a $200k property that I'll be putting 25% down on so I estimate close to $60k in upfront costs.I have the following pools to choose from:$20k in savings$28k in a self-directed Roth IRA (18k of which is principal)and almost $100k in a company sponsored 401kI've heard various things this year with regard to opportunities to pull from 401k without penalties, but I'm still unclear on all the ramifications.

Is there a way to estimate the impact on the bill? 

When I'm calculating repairs today I estimate what I think it should cost in 2019, then add 50% and hope I can find someone at that price. 

It is a straightforward flip that will take me approx. 3-4 weeks to complete and estimated profits are $30,000-$35,000.If I keep it as a BRRRR here are what the numbers look like:$145,0000 - Purchase Price + Closing Costs$30,000 - Improvements $1,500 - General holding costs (taxes/insurance/utilities)$2,900 - Loan on unsecured line of credit All in - $180,000Comps are around $225,000, which would put me right at $168,750 (75% LTV), this means I would leave around $12-$15,000 invested in the deal after the refinance went through. 

I know how to do comps, estimate rehab costs, and give the seller different ways I can buy their house depending on their situation whether its cash, options, lease options, subject to`s, seller financing etc.So, bottom line, if I can get sellers contacting me, I am very confident that, if their is ANY potential to do a deal I will find it, I just need to implement a system. 

These numbers are just estimates.

Here is what he sent me:Listed at 279k, units would rent for $725-750 each, taxes are $4,600/year, coin laundry income estimated at $1100/year.

Let's say, the property is priced up for 1,00,000 & there is an estimated repair cost of 20,000. which totals the money I have to spend to be 1,20,000. if the ARV is at 2,00,000.

If you don't have students, it's a good excuse for a quarterly inspection.Related to this, I estimated how long it would take to paint based on my previous experience painting and didn't factor in how much cleaning I'd have to do.