University, A+, Velocity, RBFCU, the list goes on, you can get to each one and get anywhere from $10k to $50k on simply a signature.Beyond that, with loans, there's a lender here in Austin, AMP, who focuses on investors.  

They take positions with liens but ultimately their goal isnt to own a REO but rather to keep the velocity of their money churning so they can get paid a huge spread and relend it out again. 

You should want to execute cleanly and with velocity on any deal you put together. 

You watch how they do it and they get paid a fee.Before buying the land you would want to make sure your site plan gets full approval and you have LOI to Lease tenant  velocity for a majority of the project.

If so, the only advantage of selling now would be the velocity of money... but if you are patient and willing to do a lease option you have more upside potential with the down payment, the ability to sell for 5-10% above the market price, and not having to pay 6% to a realtor.

We've subsequently closed portfolio loans with B2R, Firstkey, and Colony(6-7%,1pt).So far, its been a pretty good experience, but our velocity of capital is not living up to our ambitions.

Plus...escape velocity...Episode 113 – Jay Papasan - Very practical slow and steady adviceEpisode 221 - Tim Shiner - his concept of equity build up and "shearing the sheep" shows some of the flexibility of real estate vs a 401k Last but not least, I also recommend all the tax advice given by my fellow CPAs on the BP Podcast.

Just some tweaks to increase your deal funnel, decrease your timelines, and increase your velocity of money. 

In fact, because of the slow velocity of assets in this size class you should be able to mitigate some of the time issues of a 1031. 

Companies that I have considered are Velocity Mortgage, Lending One, etc.