If the raw land is worth $1.4M–$2.03M as you mentioned, you’ll want to make sure there’s enough spread for an investor to feel comfortable, especially if they’ll need to front construction costs.

Does Hard Money typically cost 30-40% of the purchase price?? 

I know the cost of land has to be 1.2 million max for 2 acres. that's going to be rare in South Florida but may be possible or it might be more north even past palm Beach county since land is so scarce. but talking to a developer or getting clients and building your needs list will help a lot. depends if you want to work commercial or residential as well 

My money market funds are dedicated to go towards a down payment, closing costs, etc.

Does anyone have a template or method that they use in order to screen tenants effectively in order to reduce the risk of non payment and damage to the property? 

With $15-20K liquid, focus on lower-cost Midwest markets where down payments stretch further. 

I have the ability to find properties that all in costs including rehab and purchase would only be 70 to 80% or ARV on properties. due to this I have been trying to find lenders that allow for less down and rehab coverage since the properties are so discounted.

...And what the buy-in cost is?

Lets say its $270k and you are financing $220k and it takes a year at 12% thats $26k in interest plus other costs etc.

John said no, that our offer wasn't going to cover the design work and I asked him what the cost of the design work is.