Often times, my goal is to pay the fixed rate investors back as quickly as possible once I have stabilized the asset and can refi to conventional rates. 

If anyone is willing to answer a quick one here, something that seems to come up is....How common/uncommon would it be to find a good investment property here?

Enjoy life, it goes quick!

It is not a quick fix but if the seller really needs more time, then perhaps you can agree to a three (3) month lease.

I will say, don't discount the MLS, however, if you're going to look there you have to be quick!

Once I stepped out I was able to find a mentor and things progress quickly from there

So quick low down on my goals.

If you're looking to flip the land and not hold it, you can turn your money quickly. 

Thanks for the quick feedback,Refinancing would save about 60k over the life of the new loan compared to the old load with the PMI, I also spoke with my current lender and there isn't much they can help with as far as the current loan other then refinancing, there rate seems high compared to a few others i talked too, so i will definitely shop around a bit. my next question i guess would pertain to these seemingly scam like letters i get and ads that pop up that go something like " under president obama you can refinance out of your current loan and cost you nothing if you owe less than 679,000" obviously nothing is free but are there programs like this?

Super rich people can do that, which is how Trump continued to get financing even though half his LLCs have declared bankruptcy.