I also determined the CAP Rates and Cash on Cash return was minimal- 5% or less on most deals.

I am calling myself a Real Estate Investor because I am determined to do this!

Hi Shequila Hamilton , I think the determining factors would also include the terms of the seller finance.

Trust me we all started with that 'one property' & many dropped out of REI simply because of that 'one property'.As you suck it up & continue to accumulate a larger portfolio there will always be that 'one property' that's the proverbial PITA.

Such plans are simply a different configuration to allow that underlying IRA to be invested differently, but all other characteristics of the IRA remain the same.A LLC is not required with any IRA to make it self-directed. 

They have no way to determine when enough is enough.

Is it simply just the contract? 

I don't know about Raleigh  I do it in Portland Oregon market .I looked at some bigger plats in Charleston area.. and determined I would get killed trying to compete with DR and Lennar.. so we stick to infill where they don't play..In Oregon I have been fortunate..

At a high level, I am trying to determine whether a refi makes sense/is possible given my current situation, or if I should pursue conventional/fha mix with remaining VA entitlement. 

I'm trying to determine if they are good deals or not.