If you are still the beneficial owner of the land trust, it WILL NOT trigger the due on sale clause (Garn St Germain Act).Now when you later assign the interest to your LLC that may trigger it, but as it is a private assignment that is not recorded, nobody should know about it.

The look on their faces a year later after I sold it was bitter sweet priceless.

Hopefully you will have sold the property a couple of months after you finish the rehab, and you will save quite a bit in closing costs by skipping the refi process, given you would likely only hold the refi mortgage for a couple months or so.

A private installment note between two private parties (no banks). 

Research the agents that have recently sold other apartment buildings in the area.

I was home for an annual family get together, and was asked to help the lady down the street move her things because she had recently sold her home.

It went on market at ~$400K above purchase (I do not know what it sold for). 

Seeking private money options.

Two years ago we offered $310K for a home, they countered back at $330K, angry that they had already lowered the price from $359K.... we rejected it... 6 months later, not sure if it went to foreclosure or private deal, but it was sold for $275K.   

Are you looking for a bank or private money or hard money?