@Ron S - I have found that each lender has different "dispute" procedures if there is a discrepancy over a flood zone determination, there are more then 100 and as with anything some are more exact then others  (Heres a link to that list) @Ron S thanks for helping me bring up the topic of Elevation Certificates (some people are confused when it comes to the difference between the  Flood zone determination (FZD) and the Elevation Certificate (EC).Flood Zone Determination is usually (and should always be) pulled by your lender prior to a loan closing they typically do this on ever loan so they have documents if they were to get audited by FEMA.

I saw MAYBE 40% mortar coverage under it when I pulled it up.

Unless your house is a real fixer any upgrades you add probably won't impact the amount you can pull out too significantly considering how much equity you already seem to have.

I too am looking for my first property and just about ready to pull the trigger.

I'd call the seller, tell them you'll put $10k hard if they extend another week (but only if you're sure you can pull it off)

It would be temporary use of those fund as I'd cash-out refi the duplex and pull that have into the HELOC.

Preferably at a minimum I would like to be able to pull out my initial investment of 25%.Appreciate everyone's help!

Pull some out, fix the issues, use the rest to find another deal.My 2c

While also pulling out a little cash from the refinance. 

@Daniel Mellon The most important thing to educate yourself as much as you can prior to pulling the trigger.