Expect very low LTVs (we're talking like 40-60% down minimum), much higher rates, and very long close times for out of country financing. 

Do I draft the contract price for higher than the actual build price that would include our estimated profit (sell price) or would a separate agreement between the lot owner be sufficient enough that outlines the deal since we don't know the actual sell price until it goes to market?

Rates are typically higher than a traditional cash out refinance, however at least you are not getting the full loan amount + you have the flexibility to draw/tap in the money whenever needed.

Thus, you will have a higher profit margin.You will have added closing and holding costs when paying with Hard Money.

I update them for the higher end buyer and focus on guest experience.

Maxmimum loan amounts for FHA are the same across the nation for the most part except for the high cost areas of the west, east coast, or specialty markets like Aspen, CO Los angeles, New York, NY, and others as they have higher limits for 1-4 unit FHA loans.

They seem expensive, but they can probably demand a higher rent rate that will cover their costs.

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In higher grades you can get those protections. 

If the legal balance is already at 60% LTV for example, would a seller expect a higher amount than the legal balance possibly?