Another idea is to do an Instagram wall on the lanai..have a mural and maybe a neon sign (some people name their house) and you can put that in neon and have people tag your house and help them advertise for you.

this is a toughie. hard money specifically is equity-driven, meaning they'll likely want 40%+ down to even entertain the deal. additionally, land without improvements is often very inexpensive (relative to land with improvements), usually pushing below a threshold which makes sense for a hard money lender. if you're not intending to build right away, then i think you'll have the best luck with private money instead of hard money. usually higher leverages than hard money, and more negotiable terms.if you are intending to build on it pretty right away, a ground-up construction loan could work, but those will typically require some ground-up construction experience (on title on other ground-up deals), or an extensive portfolio of heavy rehabs/ rentals/ strong liquidity. those will give you acquisition monies (to buy the land) and build monies (to build the improvements).

@Edward DePalma (sorry, forgot to tag you in my post)

We found out about the fake mortgage when reviewing title work in preparation of closing with an end buyer.

I am open to local, admittedly intimidated by the price tags, and also open to markets outside SB or even CA.  

Any title company will help you with double close. 

I created the LLC and have transferred the title to the LLC.

ROP property is not titled. 

I have two questions with this:1. if I choose to take title under my personal name, does that mean I need to use all of my personal funds to submit EMD, rehab, etc. to avoid commingling funds with my flipping business?

In addition to the main question in the title of this post, my other question is this: What other information (besides the obvious ARV) do I need before I start looking for someone that would JV a deal with me?