However, if I want to purchase an investment property in the next 1-2 years, the risk level is very high.

My partner was also the contractor, and the workmanship wasn't at a level I wanted my name on, so things got awkward sometimes.  

My own two cents on that, I used to sell power tools to Home Depot at a corporate level.  I

Work the numbers on refinancing to a 30 year and see what your comfort level is. 

They require 20% for investments because it's a risker loan for them and they need to know what their risk level is across their portfolio.

On a high level, I can tell you that talking to a lender is a great first step (can get you referrals if you need them) because they can help you lock down on your financing and/or build out a plan for where your financing needs to be.

Although I probably have a higher than average risk tolerance level, I do agree with @Nathan G.on not wanting to be over leveraged.

Now its time to step up to the next level. I

Take a tour of your neighborhood properties and bring them up to or slightly below that level. I

But I don't think I or anyone else in this forum deserves to be condescended to regardless of their experience level. I