Quote from @Sabian Ripplinger: i want to possibly use hard money this year to grow quicker   and can you use them for new builds  who should i use and  any tips?   

It is possible though under the following conditions: 1.

It sounds like a single family house where you will be living in the house(personal use).Therefore, you may not be getting the tax benefits you think you are.Consult an accountant.I am not sure why your sister would agree to this as well, she is losing $170,000 in this transaction and she faces the possibility of you increasing her rent.You also have to charge market rent or close to market rent or it is all deemed personal use.

Understood I made a bad move here as this was first investment so didnt think much except at the location for longterm growth or possibly I move there as part relocation.

It's likely they need to get a certain amount, possibly for a mortgage.

I look forward to possibly dealing with you when I get a some experience under my belt! 

I cannot imagine that having 1 thermostat for 2 units would be possible especially once we move out and have tenants in both units. 3rd unit dilemma The 3rd unit is not finished.

Sounds like this could possibly be a Schedule C activity so keep self employment tax in mind.

We would like to refinance as soon as possible after the build to recover all or most of our initial investment.

PM companies are typically anxious to help, especially when the possibility of ongoing management is on the table.