Has anyone had any luck on structuring a deal with seller financing to obtain the land, then use a lender for the horizontal development infrastructure.

Where I differ with most of the posters on this thread is that I feel solutions can be developed to address the problems and something similar to what the OP suggests would be viable. 

Lenders get paid at closing.Consider developing a better process to find and vet your lenders, Torianne.

I've asked my clients a similar question and have developed tools for them to minimize this, but I find there are a few different types of clients.Manager managed - these folks have no issues as they simply upload their year end statement from their property manager, their 1098 mortgage statement and any other one-off expenses they may have paid for outside of the management company. 

You may also want to check the Columbus OH market - great macroeconomics with lots of job and population growth along with major companies developing here that drive strong rental demand. 

I recommend familiarizing yourself with your local landlord and tenant laws, while also developing your own "screening criteria."

Right now, land (unless in a hot market) takes a special type of buyer/developer to turn it into money, so you're better off finding the thing the people with the money want. land tends to sit a long time...

At a minimum, having viable plans in place for development will make these lots more marketable and valuable to potential builders when we have conversations. 

I am working over these next few months to learn as much as I can to develop systems in order to analyze the next market we will move to.

If this is your 5th deal you should have already developed a banking relationship with a commercial banker.