I’m sure there are many options out there I just can’t seem to find decent commercial products or viable personal loans to refinance and capture this equity so I can leverage it for future purchases.

I'll read your blog and bookmark for future posts!  

In fact, the last property we acquired onlybrequired a basic environmental assessment, but we chose to do a full Phase I so that we were more comfortable with the property from a buyers standpoint, but also from a future seller’s standpoint.

Make your decision now as it will set the path for your future.....business or charity.

In the future, we'll have another investor come in on this property as well.

Any hopes that the market will cool down in the near future?

I’ve looked into lots of options for my self to get there and I know real estate is what’s in my future and I want to flip houses I have been wakIng up at 330 am for years now and have worked my butt off to get to the top of my industry, Im ready to work for myself, I have been reading any book I can on real estate and flipping houses and just business books and self motivational books.

Any future financing (i.e. your Refinance loan) would now be a Commercial loan with different terms for amortization, Interest rates, and shorter loan length with balloon payments.  

My buddy just approached me with an offer to invest with him in buying foreclosures, he is a GC and he has done house flipping before, he wants me to invest 30K-50K of my own money and use it to get a 6 month rehab loan from a hard money lender at a little over 11% interest, after the House was finished we would split 50/50, he would also add me to his LLC that we would use for that future buy, the reason I’m thinking about investing Is bc I own my own business which will bring 200K this year in gross profits, the down side of my business is that I work 12 hour a day 5 days a week, and I feel that I’m slowly burning out.

Cannot predict the future but I do see it slowing down (plateau) but not losing value just a slow progression.