After it’s built borrow on full value and gift the parents back the land value?

You'll find much greater difference in $$$$$ by refining your location/rehab/vacancy strategies instead of worrying about "how much it costs to borrow money" in this environment.Nearly all of my clients are more concerned with a simple and headache-free funding process, than the "lowest rate."

Quote from @Martin Jones: YouTube gurus will tell you to borrow money from someone else, but that's bad advice for a beginner.

They do follow the traditional process where disclosures are sent out to the borrower.

The ability to borrow the right kind of money at the right time.

It gives you the flexibility kind of like a credit card that allows you to borrow a certain limit and withdraw funds as needed.

this is the distinct different between being an actual lender like a bank .. and an investor in a fund.. two very separate transactions.. when you lend and receive collateral on the asset you get paid when it pays off or the borrower refinances etc. 

The withholding can also be stopped altogether, and only actual taxes owed will be collected by filing form MW506NRS at least 21 days prior to settlement and filing it with the Comptroller of Marylands office to get the exact actual tax owed calculated. 

For experienced borrowers I can lend up to 80% LTC and 100% of rehab on 5+ unit apartment deals like this.

This doesn't come cheap--these folks were making high six to seven figures depending on volume.We focused on lending to professional real estate investors--so our customers were frequent repeat borrowers.