It is a duplex in Westland mi $87500 sale price leveraged through a bank loan that will rent for 850 per side and cash flow very nicely ($250 per unit after all expenses) Im also starting my first flip. its a sfr in Wayne mi. i got this deal through seller financing with no money down (Im kinda proud of that lol).

There is a small risk that if you refinance first and then move it that the bank will call the loan due because of a change in ownership.

Rent Roll, Tenant Ledger, Even Bank Statement) it would show that there is a growing balance (the late fees) or the deposit being made after the due date which should have raised a flag.Unless no reports were sent (unacceptable) or there were not reviewed (also unacceptable), warning signs were visable after 2 or 3 months.Oren

We thankfully got a home equity loan with a 3.25% interest rate very quickly through our bank and brought 100% of the cash to buy it in the form of a cashier's check at the closing.

We are just now working through the process of subdividing our land and getting a partial lien release from the bank.

If she doesn't leave, begin eviction for a holdover where, in many jurisdictions is much easier to win a judgement than for non-payment or other lease violations (where they can just show up to court with the cash and they get to stay, despite your time and court costs).Also, it would be very helpful to us for you to put your RE market in your profile or at least in your post, because in this part of real estate, too, location matters. 

So my question is..what is the next step before we ACTUALLY put our business plan and paper, and begin pitching to banks/investors?

We would like to get a HELOC and buy another property with a combination to what we have in savings.My question is that who, where on BP can anyone direct me to my best Real Estate friendly HELOC bank.

It really comes down to how much you have saved and how much you'd like to keep in the bank vs pay out each month. 

Ok maybe.You will still have to pay to demo the damaged property and that can run from $15k to $40k or more depending on where you live so you may not have much left of your initial investment to buy that next property.And if you financed it - the bank is going to take the majority of the insurance settlement to settle the loan and you will own free and clear a fire damaged house that the city will eventually start making demands for you to repair or demolish.This is why the majority of lenders require you to carry full replacement cost coverage.