I am looking to move my real estate agent/auctioneer business into the land niches (agriculture, residential and commercial). 

I paid off a $35k land contract home, then used it as collateral for a loan to buy an 6 unit apartment building and triplex (commercial blanket loan).

The catch is, her job dictates where we land, so I'm unsure of the exact market yet.That being said, I have two main goals:Get started with my first few deals: Ideally, I'd like to invest locally (whichever US city we end up in).

We have one right now finishing up, high end small custom> 95% return cash on cash, bought land retail 2.5yrs ago (peak). $1.7M costs, $2.25M completed value.

Only problem I’m having is i wouldn’t own the land it’s in a mobile home park but there are other mobile homes for rent in there as well.

Eventually get into properties and land wholly owned.

It is rural, so the water would drain only onto my land.

From what I see, legal non-conforming property/land is essentially grandfathered for a particular use, despite being illegal under current zoning ordinances. 

At that value point, its hard to imagine they are in good shape - DSCR Loans are only for turnkey rentals - you might actually be looking for Hard Money for rehabs or a LOC

I would do a HELOC, because if you don't want to take the money out you don't have to pay the interest, on a home equity Loan, the full amount is going to be advanced when the loan funds, and you will pay finance charges on the whole amount.We do investment loans on new construction, Typically we can do 60% of the land costs, and up to 100% of the vertical construction, not to exceed 85% of the Costs.Thanks,Dustin