@Alexander Ramos Getting to 80% LTV is going to be accomplished by a combination of two things: the equity pay down you mentioned and also force appreciation by raising rents.

That could force you to start out from square one.

Do you think I should be weary of these long term tenants going up in arms when I raise the rents?  

@Eric JohnIf your IRA owns the land, YOU cannot build a quad on that land.All IRA investments must be done entirely at arm's length, with no transactions or nexus of benefit in either direction between you and the plan.  

Bank A says after that it'll be 5-1 arms at 30 years Bank B says 5 year balloon loans.

My husband is a lawyer in the Air Force, so we move states every 2-3 years.  

And I would insist on them paying the bill, not necessary to force eviction but keep bringing it up or set a deadline with late fees. 

Forcing someone to take a loss on a property;3.

Provided you could force appreciation via improvements to property, 80% of Arv/appraisal value could cover your seller financing and fund dollars for your next investment.

With an ARM rate if I plan on cash out refinancing anyways within a year?