does anyone know of a credit union, or private lender who does cash out refinance on lots of land??

But I know the process so well that I can see them dropping the ball before they do and I get ahead of it. 

But it's just the reality of things here right now.While far from perfect, Cedar Rapids seems to have a better city government and has the advantage of being in-land Iowa.

SHE DOES NOT OWN THE LAND AND PAYS LOT RENT, It is in an HOA, she needs a 1000 down, owes 50k on the mortgage.

One of the properties I am talking about using for collateral is raw land that I am looking to develop. 

If you want to flip land (you need to learn first) you don't need a ton of reserves.

I want to speak with a lender to see if we could borrow against our existing properties to put less money down, but I have no idea what the cost would be of 1) the land, 2) improvements on the land, and 3) construction of the home.

I'd recommend buidling over buying in miami for equity, I'd also recommend higher asset classes like hotel to increase your ability to buy land. not sure your experience or liquidity but I'm happy to discuss.

I've bought properties before via "Subject-To" but I've never done a novation or a land contract. 

My only concern is that the introductory/basic plan has a 5 envelope limit - assuming this is a monthly limitation - and I may have 5+ applicants that are duds before landing on one that I am comfortable with based on screening criteria etc...