The cap rates themselves from their ads don't include the cost of a commercial mortgage in their calculation.Now commercial loan rates that I'm seeing are at minimum 6% and higher. 

Well, Miss Tisha You do owe Royal Sterling Investments LLC an apology because I was told you never kept to time and your loan was declined since you never had a contract with them.

You get new cash to re-invest in new basis in RE in your own timeline, or you can reposition the investmetn into equities.BUT, what to do if tax bill is 40-60% of your equity after you pay the loan, and you don't have losses to offset that gain?

I used my VA home loan to purchase this property.

loan for the rehab.

They do have loans that will actually use your 401k as collateral. 

Quote from @Jacob Sherman: its mostly fix and flip loans and then cashout refinancing to permanent financing when rented Is a fix and flip loans the same as a bridge loan?

Advice is to run the numbers, she what you could get for renting out the spaces and then if not already get pre-approved for a loan (or cash) and submit an offer.

Traditional bank loans might not be in the cards just yet due to your income history, but don't let that stop you.Enter the world of hard money lenders and private money lenders.

I have enough money saved up to pay for a house using an FHA loan but I feel like I would be screwed if the house was damaged and I had to pay thousands out of pocket to fix it.