The best is to buy raw land and get it shovel ready meaning site prepped with plans and permits approved and then sell that 

Ketra,There is some flexibility with a few lenders that I know of on purchasing the land (up to 75% from what I've seen) as long as the land is shovel ready.

Trump and Walker breaking ground with golden shovels, talking about 11,000 jobs, its a sure thing, investors going cracy, the same piece of land selling 3 times in a year, more than doubleing in price every time.

Without knowing all of your numbers, I would be more inclined to do a 75% refi @ 7.5% and then shovel the cashflow to pay off the HELOC.

 I bought a home with my partners that was zoned for a multi-family. Over the last 18 months, we have done all the leg work and are near the point of having our permits approved by the city and all entitlements in pla...

Buy a shovel.  

Thank you I really appreciate the knowledge.So far I’ve been trying to find plans/parcels that are already divided and have plans ready to go that are shovel ready or almost there.

Real example: lease says tenant must shovel within 4 hours of snow falling, they don't and someone slips on the ice renter's insurance pays. 

Many companies in FL are not writing homes with roofs that are older than a certain number of years. 

No more shoveling snow, raking leaves, etc.