@Jeff Bridges thanks that's great advice.

The only downside was there's no option for creative ways to bridge offers and sale prices.

But the weird thing is no body knows who pays taxes, even on record the seller said; "yeah I was confused about that for the past 10-15 years" Did the Brooklyn Bridge come with it?

Where experience will be a bigger factor would be on short term rehab, bridge, ground up deals or on perm loans for pure commercial properties (5+MF or other commercial types).

@Caleb Heimsoth agree and working on a few companies who offer fix n flip programs and bridge loans.  

We do produce our own gravel and sand though, but we buy the rest of the materials, other than that, we do everything in-house we are doing roads and bridges.

In Anchorage, there's nowhere else to build, unless they build the Knick Arm Bridge.

Non-Recourse agency debt, bank loans, bridge loans, loan assumptions, and etc. 

Essentially a fix and hold strategy.However, even if the property doesn't need any fixing, you can use hard money as a bridge loan, season it for 6 months, and then refinance into a conventional loan. 

I personally have used Sherman Bridge, Lending One, Finance Co of America, and have had good experiences with all of them.