I have a financial planner in Oregon/US VI who can write these loans for up to 2% under prime (last we spoke about it, like 2 years ago), and the portfolio cashflows something like 10% per year.

It's going to take a bit to get it all up and running and it seems like you're a planner.

Consulting with a real estate investment advisor or a financial planner who understands the BRRRR method and your local market conditions can also provide personalized insights and help you make an informed decision.

get with a land planner and zoning attorney forget agents 

Development and managing a site is much different than building. if you aren't experienced I'd find an experienced zoning attorney or land planner or civil engineering firm. 16 units for 3 acres is pretty low density, extremely low density. have you looked at future overlays for the project to see how many units you could get?

I did talk to the planner, the process was stated and approved through the tentative map step but the current owner pulled that and moved out of the country so I will be back at square one. 

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The county planner is holding firmly to the belief the only way to achieve our goal is to proceed through the subdivision review process.

You'd think some brilliant municipal planners would figure out how to structure for diversity (young families) and affordability (for the worker supporting services and the economy) . 

No real estate agent is going to specialize in that. it's much easier to work with zoning attorneys or a land use planner or a civil engineering firm. you'll have to spend the money. it's rare for agents to offer that.