For the first 4 loans or so, lenders are going to be less aggressive (requiring more down) than if you have several under your belt.

Which lenders consistently have the lowest fees and close on time? 

@Doug Smith Yes, I put 25% down on my last investment which is what was required by my lender, whom I like.

Here are some financing options to consider:HELOC or Cash-Out Refi on Another Property – If you or your mom have equity elsewhere, this could be a more flexible and lower-interest option.Business Line of Credit – Since the property is in an LLC, you might qualify for a business LOC, which could cover construction costs.Private Money Lender – If you’re okay with 12-15% rates, a private lender could fund this as a short-term loan, especially if the guesthouse will generate strong income.Construction Loan – Some lenders offer short-term construction financing, which converts to a longer-term mortgage once completed.Seller/Partner Financing – Bringing in an investor or structuring a joint venture with someone willing to fund the build in exchange for a share of the income.Credit Card Stacking or Unsecured Business Loans – Riskier but could work if you need to bridge a gap until the unit starts cash flowing.Would love to hear more details—especially your timeline and expected rental income.

Has anyone ever used this lender?

Anyone aware of any lenders in West Virginia who can help with this? 

Any advise will be greatly appreciatedThank you in advance.Who's the lender?

You can also check with credit unions specializing in real estate financing or work with a mortgage broker who may have connections with lenders familiar with land trusts.

I would even suggest a Primary home or Vacation home to pull the cash out of versus trying to find a lender who will agree to be in 2nd lien position behind a investment property.

Yes, there are lenders that will do 80-90% of land and 100% of construction, but it's usually through specialized construction loan programs or private lenders.