I think if that happened to me I'd say "reach out to my agent to show proof of funds".  

Half of that in an index fund would get you close to that, maybe 60-80k.

You could sell the land raw to an end user, ground lease the land, entitle the land and sell for more money than raw land, or a build to suit for STNL.Spec development is the riskiest because a lender generally requires so much pre-leasing before you have funds for construction.You could also partner with a more experienced developer for a JV agreement and learn how they do it.

You can come in with extra funds from any source.  

(and have funds for a 3rd when I can find one I like) I've had decent tenants so far and my HOA has been amazing.  

Bad part is I lose my $33k line of credit which could be used in the future and I wouldn't have immediate funds for rehab.  

Here's the numbers:Single family house in NE San Antonio. 1,456 square feet, 3 bed 2.5 bathPurchase price: $105,000Rehab; $20,000Hard money loan: $112,500Cash out of pocket (From HUD stmt):$12,500 (down payment)$2,250 (points)$385 (lender fees)$892.50 (title fees)$1,320 (insurance)-$2,001.34 (credit for unpaid taxes)Total: $15,346.16Actual rehab cost: $19,678.12Hold time until rehab and refinance complete: 98 daysInterest expense: $3,020.55Refinance loan terms: 30 year adjustable rate mortgage at 5.75% interest fixed for 5 years at 85% LTV and 1 point.Appraised value: $164,500Cash-out refi amount: $139,825Cash back in my pocket after lender fees, title fees, down payment, interest expense, insurance, etc are all accounted for: $5,389.50Now the place is rented for $1,200 a month and I figure I'll pocket about $200-$300 a month after expenses and mortgage payments and in the end, no money tied up in the deal!

I know there are many creative ways to get funding so I am turning to experienced investors on BiggerPockets to see if there is a way we could swing this, or if this property is too big of a leap to start as a beginner without a large down payment.

I would personally then use the 40-50k to increase my buying power using Hard Money/ Angel Funds/Etc. 

Also, is there an LTV limit (I've heard 75%) on refi?