Then I'm told by architects that duplexes are built to a different standard than three plexes, like requiring fire escapes, which by appearances change the nature of the neighborhood, often generating opposition.

Your PM is so key with maximizing your ROI.I also transitioned to a new agent after my initial one. 

I am able to cash out refi my initial investment...I do my cash out refi ... 

Meaning, quantify how much money you will need in 2 years to live off, then see how you can generate that money and which activities can get you there and see what you need to do.

I ended up bringing generators to the cathedral in Old San Juan and they knew exactly who needed them!

If there is snow on the panels, no electricity gets generated.

I didn't see any commercial reference in the initial post and I should have asked. 

I used it initially yes

I will double check a re run the numbers.My real question was how can I make this work by using hard money for the initial acquisition and then re-financing to a more conventional commercial loan...When I run the numbers it runs at negative cash flow until the refinance.

That said, please be sure to follow forum rules and not solicit in the forums outside marketplace or spam via the message system, both of which are against the terms of service here.Based on your initial post, it sounds to me like you have more to offer than most so in my opinion, you have a better chance since you have the skill set AND some skin in the game!