I've paid for the land, architect/permit fees, excavation and foundation out of pocket.  

Before I put a offer in I looked to see if there were any open permits, there were none.

Here in Austin that does require a permit, but those can be obtained with the right planning. 

You will spend 2x as much as you think and it will take 2x as long as you think and you will get 2x fewer permits than you should because you will use 5x the number of contractors you should.You are thinking money first which is why it won't work.

I'd be talking to at least 10 national lenders from biggerpockets and have your land appraised. you better have permits in hand, entitlements. complete, etc. sounds like it's too early to be talking about financing. 

I am also being advised that I should expect to pay between $25,000 - $30,000 in total for permits and fees including the $18K referenced above.  

Some areas have strict rules or require special permits.

Additionally, to theextent permitted under applicable law, Landlord may recover from Tenant Landlord’s court costs and reasonable attorneys’fees and expenses incurred in connection with any legal proceedings against Tenant.To the extent required by applicable law, Landlord will use reasonable efforts to mitigate any damages resulting from TenantDefault.

Many experienced investors are willing to share their knowledge and help newcomers.

And you also have to jump through a lot of permitting hoops and redtape, depending of what you want to serve: take out, dine-in, beer&wine, liquor - all different licenses.