I plan to put two duplexes on the property but with this high appraisal is there a smarter thing to do to pull that money out of it or just use it for better collateral for the construction loan most banks will lend on the transfer price within a seasoning period. we face the same issues for land entitlement and development.

Hi @Will Newmiller - I bought my first 3 properties with conventional 20% down loans, using funds from my business and loans from my wife's TSP.

If you are seeking an actual private lender or direct HML (as opposed to a third party broker) for an investment property transaction (not a consumer loan), there are numerous ways to identify them... consider starting your search here: https://aaplonline.com

While I don't know your family situation and if moving is a possibility for you, but you may always rent out your current home and move into the newer one with FHA loan (putting 3.5% down). 

.: Quote from @Chris Seveney: @James WiseI was sitting next to a doctor at a conference who did a private money loan and lost $$200k then he did a jv deal where he became co-owner of a LLC, gave a personal guarantee on the asset and put money in the deal to buy it but didn’t put a lien on property so partner went and leveraged the assets as well and ran off and dr had personal guarantee.They then bought a property and renovated half of it then decided to knock it down….I had a successful shoulder surgeon ask me to list his apartment building that was under-performing.

@Marshall SmithCommercial Loan: Many investors use a commercial loan since the 4-plex would be in an LLC.

Securing loans with a low credit score is possible through private or HM lenders.

But then on the positive side you've got the amortization of that loan, the tax benefit of depreciation and whatever appreciation there is.

There is no Mid-Term or a Rent by the Room style loan as of yet. 

Great tools that get updated regularly.I am on the lending side of things and would be happy to hop on a call with you anytime to discuss financial strategies and help answer any questions you may have about nearly any loan product available to help you on your journey, even if they are not products my capital partners offer.We are all here to help you learn and grow.