I feel like a gambler who got pretty lucky in Austin and I would like to get out of there while I'm ahead, as it is still a correcting market and houses are quite expensive.

I can muster my own capital + leverage but it would not be quite enough I think (and my wife might kill me).My instinct is to raise capital hell-or-high-water and refi later upon completion with a DSCR. 

They have been passive, steady, and quite boring (just how i like it!).

It's quite common for lenders to use raw land as collateral for new construction loans, especially if the land is owned free and clear (which a lot is).

small dollar amount deals need higher fee's  this is quite common in low value real estate transactions. 

Get connected with the local real estate investment groups.There are quite a bit of real estate minded individuals in the Tampa Bay area.

@Koen BallantineI'm not quite sure if you are talking about a house for yourself, or an investment property.  

Sharing your experience is one thing, but giving legal or tax advice is quite another.  

With tremendous equity, positive cash flow, security against the property, and a pre-signed quit claim deed, a PML answering the call to action on this one could receive good short-term gains!

The sales rep that sold it to me quit just a few months after close.