I am currently doing three approaches and hopefully one of them pans out:1) Networking with others.2) Continuing setting up my Gator transactional lending business. 3) Going through the content.

we do the same thing Jay but we look at this as return on entitlement spend and return on land purchase. we separate the two measurements. for return on entitlement spend its the total value of the land gain proven through either an appraisal pre and post entitlement from an institutional level appraiser by Berkadia or sale price divided by all of the soft costs needed to get the site to the finish line. we look for sites that are at least a 5x and typically focus more on single parcel sites that aren't assemblages and do it by going vertical not horizontal. as many have said there is much more risk in this strategy that you are doing that led to a lot of bankruptcies. also focusing on the luxury in my opinion isn't a scalable strategy. 

My goal is to leverage equity through private money lending (PML) partnerships while building valuable relationships within the local investment community.How I Can Add Value:With 6+ years of experience running various businesses, I can offer high-level and detailed technical insights to help visualize and automate your operations effectively.For example, I’ve developed a dashboard that tracks company expansions across the greater Phoenix area in real time.

I'd consider real estate debt funds and private lending but that's not on my immediate radar right now. 

It merely means you will likely have a difficult time refinancing the property to a traditional lending source.

Anything that involves a load bearing wall will generally need an architect IME, but it can also be required (maybe indirectly) through the jurisdiction's building code/enforcement.Got it, thank you for lending your expertise!

Hey @Matt Agnew I would get a friend or someone who knows you to lend THEIR IRA money to YOUR IRA.

Germain Depository Institutions Act of 1982. 

I'm very certain no other institutional lender would have done what the local CU has.

The only way I see a low or no-money-down scenario being viable is if you have a lender willing to lend based on the Loan-to-Value (LTV) ratio, and if you can find a deal where your total costs are low enough to keep the LTV within the lender’s limits.