Homestyle does not allow for ground up construction only for a major rehab but also limits you to 75% of the after repaired value.  

I am open for ground lease or BTS options but how do I reach out to the right department heads.

I would start by ensuring you have your forms, form letters, website, and everything ready to hit the ground running.

I used a team of from a turnkey property company which eliminated the need from being on the ground.

It's not easy to manage everything remotely without boots on the ground especially when dealing with real estate @Drew Herzog

This strategy keeps you from being the boots on the ground landlord and gets you significant cash in hand.

For example if this is your first flip they likely wouldn't be lending for a heavy rehab project, conversion project, or ground up construction projects.

I'm going to start sending out a lot of marketing in the triangle and am looking for investors that are experienced in the area that can be my boots on the ground.

this is a toughie. hard money specifically is equity-driven, meaning they'll likely want 40%+ down to even entertain the deal. additionally, land without improvements is often very inexpensive (relative to land with improvements), usually pushing below a threshold which makes sense for a hard money lender. if you're not intending to build right away, then i think you'll have the best luck with private money instead of hard money. usually higher leverages than hard money, and more negotiable terms.if you are intending to build on it pretty right away, a ground-up construction loan could work, but those will typically require some ground-up construction experience (on title on other ground-up deals), or an extensive portfolio of heavy rehabs/ rentals/ strong liquidity. those will give you acquisition monies (to buy the land) and build monies (to build the improvements).

You are still at ground 0.