Hi Chris, I don't have any context regarding the seller's situation so no comment on the land trust.

They won't touch it with a 10' pole unless they know you very very well and trust you even more. 

Any guidance or referrals to professionals you trust would be greatly appreciated!

I tell all buyers to not trust my ARV and repairs since they have their own contractors and idea of what they think value is.

I would use an experienced broker who can shop around and help you compare best terms on a National basis.

In-person interactions are great for building trust with potential investors.Real Estate Platforms:BiggerPockets: A robust platform for connecting with private lenders and investors.Fund That Flip, PeerStreet, Groundfloor: Online platforms connecting investors with real estate projects.Social Media Groups: Facebook and LinkedIn groups dedicated to real estate investing often have private investors or lenders looking to connect.Personal Network: Often overlooked, but friends, family, and colleagues may know individuals interested in investing.Private Money Brokers: If you're working on wholesaling deals, you may find brokers who have established relationships with private money lenders.Real Estate Agents: Some agents have connections with private investors, especially those focused on investment properties.For your 50% LTV, it's good to approach investors who may be interested in lower-risk, high-equity deals.

Video walkthroughs and establishing a trusted boots on the ground are just as good plus save me hours and hours of driving!

Investors trust someone who knows how to analyze financials and make sound decisions. 

Also never pay any upfront fees and go with a trusted lender who closes through a title company. 

If you don't trust your agent enough to tell you not to buy a house, then get a new agent!