8 years small time builder / flipper / land lord

[Gabe Soli]

Hi everyone, 

I am in the hot market of Raleigh NC.

We have flipped 7x, built 2x, and secured at least 10 mortgages over the years. 

Scenario: Looking at a 1 acre lot on a corner where we will develop a small townhome community. The plans and zoning will be approved by the time I seek to secure a loan. 

My question: Other than expensive hard money lenders...What are my best options with the longest amortization period, lowest rate, and least financial vetting? My cost to build will be about $1.5-1.7 million. I can probably come up with 15-20% down. I really want to reduce my monthly payment in case it takes a while to complete the project and get renters in there. 

My ratio for a DSCR type product is easily >1.25. Ultimately I would like to borrow the most under my personal name so I can cash out and refinance each individual town house 1 year after I get their COs. That would pay off all my construction loans as I would be getting a return of 65% LTV.

This forum is amazing and I'm thankful for all the really bright folks here that take their time to help others!