So now I’m in the position of having to consolidate my first mortgage of $270k with the silent second of 100k in order to get an HELOC for another $100k in order to get my real estate investment business started. 

They have not done a consolidation as they will not get approved and his father has a gambling problem. 

Where I am with that now is, if I want to tap into any equity, I’d have to refinance to consolidate the second.

That is where I am getting all the side benefits like welfare plan and where I can take a salary to get active income if I want to contribute to a QRP.However all my single member LLCs are owned by a WY holding LLC to get the WY charging order protection and consolidate all tax reporting through one entity only.

Funds will be used to consolidate debt and invest.

If so, maybe just consolidate and make that payment on your mortgage and see how quickly you can pay it off.  

You will be spending money at the same places, same trips...why not take advantage of the consolidation you already have and just have the one bank account, billing address and set of records and tax filings?

Can you do a cash out refinance of your primary residence to consolidate your consumer debt and also get you the cash you will need to cover the down payment and closing costs?

The only other way it works is to consolidate the two lots. 

I guess it would be similar to like a debt consolidation loan in that case, where they factor in the fact that the loan would be gone after financing.