Land deal

I need to do a cash out refi. on a property and have a meeting w/ the lender Wedns. Here is what I need… Property is in Southwest, FL on a main road… Is considered vacant land but has tenant currently… 3 ac. phase 1 enviro. valued at 2.4 m and we need 650k out … I am assuming they will offer a 20yr amo w/ a 5yr call @ prime or better (8.25) i hope… any programs that may work better for me as I need to close fast and I have heard financing land is more difficult than commercial w/ improvements…
Thanks in advance