Let me know if you'd like to hop on a call to chat, but this is one of the reasons why I mostly advise clients to always negotiate vacant delivery on properties before closing. 

All lenders have strengths and weaknesses, staying close to them is the only way to learn what each of those are.

I started off wholesaling and I closed on 7 properties.

The house I will get is in a lower income area, currently worth $95-100k, and she still owes about $25k on it.

I'm looking to scale & use private lenders to expedite closing.

One I close on that house, I plan to go buy a good lot and get a decent builder to build the next one. 

The entry price is too high.The trick is to get the second acquisition at a lower entry, so you can rehab and refinance 100% entry costs out.

At the end of the day; you need more money to do something like this.MAX LTV on new builds is 80% LTC, Meaning if the build is $550,000 and Land is XAdd ($550,000 + x ) * .8 = LOAN AMOUNTYou would need to come in with MINIMUM 20% of the cost in addition to closing costs and reserves, $80,000 is not going to cut it for this project.

I would start close to where you live personally. 

If you close with a conventional loan, it will need to be in your personal name.