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In one neighborhood there are 9 vacant lots, one of which could be divided into two lots based on zoning requirements. 

Based on your new payment, the breakeven on your closing costs is approximately 13 months.  

i form a registered llc based on info here on BP nut all my 3 blds are in my name. i dont  have any real money left or 25% for commercial.which loan best to get cash out refi from triplex?

If you are NOT in an X zone, you are likly in an AE zone and then the rates are a function of the BFE Base Flood Elevation and the lowest elevation of the dwelling. 

Mobile Home Park investor based in Cleveland Ohio. 

I priced it out based on what you said and it would be about a quarter to 3/8 lower than what you were quoted?

For those of you who might be slightly interested in knowing the outcome of this, I joined a recently-established Listing Leaders group ("Team Cowboy") based out of Hammond, IN. 

Decisions based on emotion and not business logic will cause you to make mistakes every time.

Most of the time the banks here don't even order a walk-through appraisal, they just send someone to drive by to make sure the house actually exists, and then us a formula based on comparable sales to decide if it's a go or not.