With keeping the property, you could refinance and pull all your money out of the deal and take it to the next.

Or, you can buy with hard money and then refinance with a portfolio lender afterwards.

1) Up-front capital (or loan) to purchase a property   2) Post-rehab refinance to pull cash out of the property

That's doable, BUT it can get tricky fast: in a situation like a refinance-step of a BRRRR, the equity is depleted as part of larger plan led by the "worker"--yes, it may not appraise well--there are risks--but, if successful, the harder-to-calculate value contributed by the worker suddenly yields a large downpayment for the next property.

I looking to get a mortage on a property thats free and clear. what is the best lender in Florida these days for rental property and do they offer helocs too?.. thanks
Andy

Because of the property is in the path of progress we expect to refinance and pull out all of our initial investment in less than three years.

Do you plan to refinance a la BRRRR or flip it?

Live in one unit and rent the others out, it may not cover the entire mortgage but you'll be able to refinance and move in a year if you like.

Refinance into either another owner occ loan or investment loan (if you move out) 

My advice is to try for the cash or refinance not the HELOC you will have a better chance.