i have made a few offers, and haven't gotten a workable deal yet. 

Finally found this one and took advantage of the low interest rates by winning the bidding war with an offer slightly above asking price.

They will look at the ENTIRE cost of the project and calculate what they can offer you in loan amount.

Some custodians may offer access to platforms with investment opportunities, as well.

Maybe they are offering financing because no traditional lender will lend on the building. 

It's a little remote, however, the community seems to be new and growing and there are other houses and developments going up near by.

Another downside is you loose on the advantages, of the Federal Tax Code, by not closing in the name of a LLC (you can elect to have a LLC taxed, as a S Corporation which is a whole other conversation).If you want to close in the name of a LLC, Mortgage Lenders will offer you Commercial Loan Terms (25-30% down, a 15-25 year amortization, and a ballon due in 5-7 years).

Some cities like Atlanta, Charlotte, or parts of Texas offer cheaper homes with job opportunities nearby.If I were you, I'd focus on saving and researching markets that offer both affordability and growth.

Sloan, he seems to be knowledgeable about commercial real estate and after peering over his website briefly, it seems that he offers personalized training to people new to the business. 

Find a quality agent in Texas, then ask them if they offer a referral fee.