Explain how you are a credible buyer, have down payment funds, have a team, can get or have financing...  

I'm going to assume that the developer legally established an HOA and recorded articles of incorporation, governing documents (CC&Rs) etc.

Too much big government/regulation for me, not business owner friendly. 

You can get on there are find some credible contractors in Hampton Roads.I'm an Electrical Contractor based out of Hampton, Virginia and have several contractors I work with if you need help with your projects.

Can someone please advice how to find a credible realtor who is also a investor. 

In my area you dont have to be a GC to buold your personal home.Find a local bank to work with on construction loan (I would suggest you get a account for that bank and donuts always help) Get a list of your area governing body on what is needed to be submitted for approval.

What's different are the LLC governing docs and how it's structured.

Action steps for me in your position would be; 1. add a profile picture 2. make my account a pro account for credibility and ability to market in the marketplace 3. post on bigger pockets 25 times a day for a month straight 4. check out my house deals . com 5. start going to real estate meetings from meet up . com 

The right to lien a property is usually governed by State Statute.

Ones that have the financial credibility, but are just short on their credit scores.