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).

Investment Info:Small multi-family (2-4 units) private money loan investment.

Other alternatives to save 20% each time include seller financing, partnerships, hard money loans, house hacking, portfolio loans, and private money lenders.

I am meeting with my SEC attorney this week to make decisions as to path whether to seek private or a crowdfunding capital raise.  

Mobile homes in Parks are affordable housing as well as MH on private cheap lots in certain parts of the country.. and then of course you have HUGE areas of the mid west and rust belt were you can buy all sorts of houses for 200k and under.. they already exist..

They were surprisingly much lower than Home Depot’s estimate and several different private contractors.

Hard to find private money.

Unlike a conventional and FHA loan, there are no strict guidelines for private money.

@Vivienne Affat, as Katie noted, first time flippers tend to be hard pressed for private loans.  

I also had a private investor on the deal (who I just paid off separately) and the numbers looked good to her as well.