Then the time cycles usually come into play. 

OR you'd have to do 2 separate transactions and incur 2 sets of closing costs/ transactional costs. i dont think its a bad play, a lot of people leverage one to help them expand to the next. another challenge you will have, though, is pulling something small like $50k out. most lenders rn have a $100k min. you might be able to find less but then fees/ points will be a little excessive. 

They are playing poker with a $hit hand and I know it.  

You can always include the cost of the land into a construction loan but if you purchased it already it can play in your favor.At the bank we do all of the work you basically apply for the construction loan and the Building department along with processing sets up the entire process.

As an added bonus tenants like to complain about what is wrong with a property, and sometimes the landlord doesn't know about the things they mention especially if they are long distance and have a PM.

She did not pay her first month due before housing kicked in.we will be sending her non renewal of lease and good chance she will not move and she plays I do not have money to move out (coz her sibling stays nearby). hence we foresee eviction down the line.what would be a good solid reason to do paperwork for eviction notice.

I have spent so much time on houses - remodeling and dealing with tenant issues--instead of  playing with my kids.

Pricing Strategy:Dynamic pricing plays a big role.

Check the Facebook group "Quad Cities Real Estate Investors" I can do some more research and interview some if you'd like a broker that plays in the space all day.  

Investors buy here because of strong jobs, strong rent growth, strong appreciation and the future cash flow but honestly many of my clients are playing the long buy and hold, appreciation game.