My worry here is the long amount of time I'd have to carry this extra debt, and that it might sour an otherwise good deal with this payment on top of a commercial loan. 

That puts you in a property now if you've got the down or can get a gift from family.Alternative is saving to buy the land for cash (very few land lenders) or ask to have a seller carry.

Yes, I'm looking for any misc. companies that provide public records on seller carry backs, "private" notes, whatever you want to call them as long as they're owned by an individual or small/mid company.

@Caleb Jordan  No real feedback other than you picked-up a lot of experience on this deal that will carry forward to future deals.Most folks out there would have over-spent on the house purchase, over-spent on repairs and then lost 10-20k on the sale side. 

And be sure to check with folks other than your family banker (where you carry all your accounts) - you'd be surprised how much price / term shopping can save you on your first few deals.Best of luck to you and I look forward to following your journey!

Lots of distressed sellers and they don’t carry any risk or need financing.5.

How long can I carry losses over?

I would not be able to carry the investment solely with my own finances (hence the partner), so it seems the bank would refuse to lend to me on that basis.Are partnership investments simply limited to commercial loans only? 

Most sellers that carry after all have more than 1 property.It depends on the seller of course. 

You may be able to write a project requirement that the GC carry builder's risk but you'll get some pushback on this.