Boston 3 family construction financing

[Brien Tal-Baker]

First post.

I own a plot of land in Boston that was considered "unbuildable" due to zoning constraints, but after a long appeals process I have a permit in hand for building a 3-family. Unfortunately, I don't have financing and don't have experience getting it for a project like this. I have flipped a property ($60,000 profit) and recently built my own home for $250,000 (appraised at $380,000). My income is not very high, so debt-to-income assessments won't get me the financing I need.

I need $450-500k for construction. My builder is willing to bring $200k to the table, although I'd prefer to finance the whole project myself if possible. I own the land outright, have paid permit fees, have engineer drawings, etc. The land is currently assessed by the city at ~$30k (because "unbuildable"), but the property next door is smaller with a 3-family on it and is assessed at over $100k for the land and over $330k for the building (smaller units than I have planned).

I'm trying to avoid hard money because of the high financing costs. Any ideas for multifamily construction financing? Let me know if additional info is needed and thanks in advance for any help.