Whatever I do, I would need to do with a HELOC—effectively financing 100% of the property (down payment and closing financed with HELOC, rest of purchase financed with a mortgage). 

Leaves an immediate bad impression.Entry Door: This seems silly but make sure your front door opens and closes easily without the need to play around with the door. 

@Bryce Nurding Rates are close to a 2 year low.

., 10-year interest-only options), and non-recourse structures.Competitive Rates: Recent transactions show rates ranging from 2.69% to 4.65% depending on LTV (55%–80%) and property type.Lender Specialization: Some lenders excel in specific areas:Greystone and Walker & Dunlop lead in Fannie/Freddie volume and large-scale refinancing.Arbor Realty Trust is praised for smaller-balance loans and flexibility.CREFCOA offers streamlined refinancing with 45–60 day closings and cash-out up to 80% LTV.HUD 223(f) loans provide 35-year fixed terms, ideal for stabilized properties.Questions for the Community:Have you worked with lenders like Greystone, Arbor, or Freddie Mac?

I'd been looking for a long time and nothing close to what we wanted.

We closed on the construction loan June of 2021, the permit came through Nov of 2021.

Either one would hopefully "light a fire" under the tenant to get it done.

Quote from @Shawn Questa: A few times I've reached out to Cash Buyers and they would tell me that they are a part of an Investment Group and that they are ready to quickly Close Deals would be happy to work with me.Later I would come to find out that they are actually a Group of Wholesalers, like me.I guess I would prefer to Work directly with the Investor, Cash Buyer or Flipper. 

There is a huge land spot located in Tangier, it's close to Hilton hotel and train station.

There is a huge land spot located in Tangier, it's close to Hilton hotel and train station.