2016 End Game or Redress

[Rodney Dixon]

To all bankers, lenders, and mortgage originators....anyone of your advice's is greatly sought here in this discussion. That said, while I've learned from other investors here on BP to think of the end game 1st and work backwards from there, I need to know this; which one of these strategies will allow me to do a successful refi for long-term buy and hold(if I can qualify):

1). If my residential deal is already structured w/a hard money 1st and a seller 2nd and then I apply for refi to cash out my HML

- Or -

2). If my residential deal has a hard money 1st with a promissary note w/seller for interest only payments until refi occurs in which I payoff my HML and then secure the seller's interest in the property by recording the junior lien after refi is successful

To all that can shed light on what's going to be my best route to take in 2016, I greatly appreciate your time!