You will be fixing it up because you like living in a unit that is not broken.If you then SUDDENLY decide to move out AFTER a year into the loan, you can apply for a new FHA-approved Loan for your new primary purchase, once you've converted the original loan into a conventional (investor-friendly) one.

I now plan to pursue real estate investing as my primary form of investing for cash flow.

I used my Heloc on my primary for this.I am looking for tips regarding refinancing to buy additional properties.  

We also have our primary residence that we rent the basement suite. 

I used one to purchase my primary residence and got a great rate and took an extra $15,000 for repairs.

I intended to refi when construction was complete and possibly make it my primary residence, the ARV would be $500k or higher if the market stays strong.I called my lender to discuss the end game and she said that she cannot refi on AITD and that they are illegal.

Residential and commercial can both be financed with commercial loans where the acquiring entity's credit weighs more heavily than the business owner's and the building's income production is a primary factor.

Home equity line on your primary? 

My wife and I rented out what had been our primary residence in Washington State after relocating.  

Montco my primary focus is the potential buyer or renter.