Value add ideas is buying mom and pop tenant locations with below market rent leases, buying properties in bulk at above market trading cap rates, land deals, blend and extend current lease to change cap rate value, etc.If you have great dirt then lots of options with it for long term upside value.

A blend of hard money and private money.

If the CoC of that reinvestment is significantly below the 41% return of the rate and term refinance scenario, then your blended rate could be worse by taking cash out.

I'm sure they are a bit riskier, but blending that with a couple more "safer" options seems like it could be the beginnings of a good portfolio.

I have considered is they do to refinance my current home and blend the HELOC and my current loan together to form one loan.Also have considered borrowing private money to pay HELOC down so they don’t freeze it or call it due.

And as with everything, the best blend/balance is highly subjective and depends on personal preference.Great discussion, and appreciate you bringing up the additional perspective!

A blend of hard money to cover the construction costs and private money for the purchase loaned by my father who used a HELOC on his personal residence.

A blend of hard money to cover the construction costs and private money for the purchase loaned by my father who used a HELOC on his personal residence.

Very diligent and unparalleled knowledge. 

Make sure your strategy is correct, and you have the right blend of your money and other people money this is can help maximum your total reach, leverage,  buying power,  and most importantly money  making ability.