As @Ke Nan Wang said you have to hire an architect to make these decisions for you.On my projects I will compile like 5-10 inspiration photos based on projects I've done in the past, comps, and photos I find online, then I'll present those to the draftsman/architect.

Looking forward to the knowledge that you vets can provide!! 

Come on, it doesn't pass the smell test.One can invest in big-name syndicators' deals for $25,000 or $50,000 now.

If I refi cash out I can probably only get about $50k out of the investment property, any ideas on another way to get the amount I need that I may not be thinking of?

Only with a definitive goal can you accurately assess your options.What I hear you saying is that you do want to build a rental portfolio. 

There are things that if not disclosed can still be pinned back on the wholesaler/seller even if you are buying the deal.

There is another route you can take though, but I'm not very familiar with it.

This normally would not be an issue but the cost of the water/sewer is extremely high in this area and specifically because the meter is a one inch, the costs are much higher than a normal 3/4 inch on a non-duplex. 

Can it be achieved yes (I have done it in a fund) but would I promote that as normal - hell no. 

I recently locked down my first property as I start on my real estate adventure.