Private is an option too, but again, a pay for service on top of the permit fees, etc.   

Perhaps you could consider hard money in addition to private money?

Quote from @Scott Tennell: For real estate investors who have worked with private money lenders, what strategies have you found most effective in structuring deals to ensure both parties are protected and the funding process runs smoothly? 

II wonder if it would stand up in court that they could force you to use their contractual payment requirements on your own Private property.

Our privately owned and centrally controlled monetary system, known as the Federal Reserve, and the legality of Fractional Reserve Banking is on a crash course for a battle between Freedom (Property Owners) and Royalty (the banks). 

I would talk to a number of residential, private, and commercial lenders.

Leverage your construction expertise to accurately estimate rehab costs and streamline renovations, and focus on financing strategies like hard money or private loans for your BRRRR deals.

Based on IRS Private Letter Rulings (PLR 200805012 and PLR 200901020), development rights can qualify as like-kind property for a 1031 exchange if they are considered interests in real estate under state law.

I've had success turning vacant Florida land into private shooting ranges.

I would have a house already but that is used as rental and I bought it using private lenders.