If you are going to raise equity, you appear stronger if you can originate bank debt at a lower cost than alt. lenders.

Then, speak to a lender or two and ask them to help evaluate your deal! 

Question: Should I collateralize the loan (if using private or hard money), or rely on roll-over loans (to maximize the lower points and 3-4% rate)?

Ask your lender about a bridge loan....

Quote from @Rodney Davis: They presented themselves as private lenders.

Are you a Broker or Lender?

.: Hi All,Is there any way to structure a private lending arrangement so that income is considered passive (by IRS standards) and can offset accumulated schedule E losses?

This is the first time I've heard of such a thing as a land swap, especially between a municipality and a private entity.

I have $25K cash for a down payment and can add $20K/year ($1,600/month) toward payments.No W2s, I've looked into building a small home right away and using a bank statements loan (have about 8800. monthly income) , but with 9%+ interest rates, it’s beyond my budget.Is there any sort of creative financing ideas possible or private lender possibilities?

Getting a loan to payoff another loan with a lower interest rate doesn't make any sense. we do private lending and can get double digits returns consistently.