@Mike Collins they can do a VA 100% cash out refinance once they own the property.

The property which has less than 5% interest rate don't touch to refinance it.

Not saying to let that influence you, but If I was a betting man that’s what I’d guess.

I'm not sure about construction loans, but the local banks will be your best bet.

If they have gusset plates then I would bet they should be replaced if they have signs of high heat damage. 

Because I would be building rentals I would be looking to Cashout Refinance all of my deals.

I'd use at least 8-12 months to budget for your schedule before you can even break ground.In terms of financing, I don't see how you can make it work with hard money, so your best bet is to find a partner, especially someone who has done this type of work since banks want to see a track record with experience. 

When each unit has been rehabbed and definitely prior to moving out (owner occupied loans are better than investor loans) refinance the place. 

I bet that will be hard to find even with a major rehab. 1% rule is 10 Cap + or thereabouts.

Or do the BRRR I talked with some lenders about refinance and they would offer 15yr refinance to 4.5interst and 30cash out and paying some of the debt I have. my new payment would be 1300 from what have 800. does this make sense or should just sell and buy something else. thank you in advance.