Some transport companies have house kats that can get off the road and onto the site for an additional charge or you can hire a third party if the access from the road is limited.  

@Jose Solis you just need a loan for the land? 

The lender did not use a servicing company, and the pay history is being contested (which should be easy to prove)2.

ThanksBrett, we do flips and rehabs and have several lenders in the area that specialize in ARV "style" loans.

There are not many companies vertically integrated that take the financial risk on the front end. 

But the deposits did go to an escrow company, not directly to the seller.

These companies do NOT have their own money they all tie into Large hedgefund or insurance company LOC's that can change on a whim and you know sheeet flows down hill.

Our names go on title and our loans have the real estate as collateral so they are “secured loans.”  

Also any tips for automating this as much as possible and how to protect the property financially and property management would be appreciated.I ALMOST understand the rental arbitrage strategy if building a company scaling with say 30 + units and looking for high short term cash flow.  

@Travis Marko There are several skip tracing companies out there.