Buy land, install house

[John Smith]

I'm in a HCOL area. There is affordable land in the hills around. There are a variety of tiny homes / kits I can buy. Clearly I will need to see what it takes in this area to get a tiny home permitted and moved in and connected to utilities. However, I have a question about financing.

Land loan lenders a couple years ago generally wanted 50% down. It may be more now. I don't have 50% down. What if I got a hard money loan for the land, then spent 12 months getting a tiny home permitted, bought, and installed. Then my land has a house on and can qualify for refinance into a traditional loan, right? 

Q1: Will it be impossible to find a hard money lender that will lend money for a land purchase?

Q2: Generally will banks accept a refinance on such a property - ie. 12 months later, perfectly good land with a perfectly good but tiny house on it?