My dilemma has been that I've gotten a little behind on some revolving debt that selling this property now could eliminate in addition to giving me cash on hand to trade into some better value or start a new construction duplex project I've been wanting to start.

I like the idea of using a HELOC for value add projects where you can refi in 12 months to pay back your HELOC.

From there determining what you have budgeted for your first project.

There's also huge development projects, many spearheaded by Dan Gilbert's Bedrock investment company. 

NEVER did anything to it except a roof.

The construction project in question would be in West Philly, if that's helpful.

It is a older non rehab property but things are straight and roof, plumbing, electrical are all in good working order.

I have two options 6.625% 30 year or 6.15% 15 yearI want to invest aggressively in the near future on more propertiesThe loan is only $110k and the monthly payment for 15 year is $563 and $750I will earn 2-3k a month in gross rental revenueThe property is in a declining population areaRecently rennovated, and all major things were relatively recently improved such as plumbing, the roof, a/c, electric, etc.Will require a lot of management as it is rent by the room so I may switch to a normal rental after 10 yearsI'm trying to find what will mathematically net me the most money in the long run.

A good designer and architect are key for a successful project like this and keep in mind these aren't cheap.There's a lot more details to consider, feel free to DM me for more details.

If this is something you are interested in, let me know and I will send you our projects.