Better options than HML for spec builds?

[Patrick Philip]

I'm desperately searching for a financing option for my spec homes that will give me better terms than the 10-12% interest plus $10k closing costs that my current HML is giving me.

I tried doing buyer-financed, but they haven't been selling very well (although I really haven't waited long, I'm just impatient). Also, I think it will be difficult to not have the buyers try to turn me into a custom home builder if they're securing the loan. That's something I really want to avoid. 

None of the traditional mortgage lenders I've talked to so far are willing to do this, as it's more of a commercial loan. 

Any ideas where I could look? Investment banks?