There's of course North Myrtle Beach as well. 

It was a personal referral, received a credit at closing for renovations as well How did you finance this deal?

So, you can do a land contract for 12 months, which should allow lender to credit you full value of the land vs the purchase price, but the loan will pay off the land contract, so the lender maintains first lien position.Can't help you with the rest of your question, but you should be able to search for "CPA" here on BP to find experts to reach out to.

Those are people who have cash/credit and will lend to you if you have a good deal locked up. 

Huge thanks to Bo Stevens from Jean D'arc credit union, for helping me get a solid loan with a 6% interest rate with a super smoothe process.

A cash out refi should take 2-3 weeks with most lenders, and you should have only an appraisal a credit report fee as upfront costs. 

THe lender is a credit union and it is a conventional low rate loan.

There are more favorable rates out there of course. 

i would speak to your cpa, as you may be able to get all or most of the gains tax free if they lives in it two of the last 5 years. vs what you can get if you rent it outof course consult with your cpa for tax advise

Of course, if I was a bad boy, just let me know what I got up to that caused the issue.