I am currently up a little more than $100k on my current home an I have an FHA loan on my current home.

@Samuel Metcalf- thanks   1) I would recomend getting a HELOC in place on your primary residence duplex  for  as much as  possible...this should be available for  free or a low  cost and the rate will be variable in the  8-11%  range ...prime rate +  margin of  1-3% ) ...the min payment is in interest only payment on outstanding balance   2)  use the heloc for the  remodeling  costs ...pay it down as  agressively as you can   3) on the  purchase of the investmenet  1 unit -  you are  allowed to put as little as 15%  of the price for your down payment ...the pricing you get for the loan will improve  as your down payment  grows so you might look at  75% /  80%  and  85%  ltv  options 

Due to inexperience opted for a 10 year loan which is going to clear in 4 years.

@Craig JonesMost private lenders will want 10%+ return so you mix the loans and you mine as well refinance it at today’s rates.

You can use a Heloc if you have one in place just make sure you are talking to an experienced Banker or Loan officer.

And as I told the Auditor why would I go to Indy in Feb.. and look I have 10 loans on my books in Indy and I live in Oregon..

There are no penalty fees for paying off the loans early, FYI.Anything in this workflow that I'm missing? 

I chose the creative finance path because I started out as a loan officer bailing out pre-foreclosures, which you could do back in the day. 

Lakefront land prices are at a premium so I need to accelerate the timeline by taking out a land loan(or other financing) to fund further improvements.I have owned the property over 7 years and have been using my own time & money to clear the property and make improvements.

They suggested we refinance a loan of 600k with me on it.