I would be amazed, shocked even, if a traditional financial institution was willing to lend on a non-habitable asset up to 80%. 

well you have your own answer there are no lenders for entitlements  there are JV partners like me for entitlements but its not at traditional lending rates of course as its all risk capital.WI funded 3 entitlement deals in 2024 in Loudan  county VA to the tune of 7 figures in cash. since my client does not own it its unsecured ..

I've seen some pretty killer terms for foreign national Canadian loans from RBC bank, if they can meet traditional income qualifications.

Live in one unit and rent out the others to cover your mortgage.Seller Financing: Negotiate terms with the property seller where they act as the lender, often requiring a smaller down payment and bypassing traditional underwriting.Partnerships or Joint Ventures: Partner with an investor who provides the capital in exchange for a share of the property’s equity or income.Lease Options: Use a rent-to-own agreement, which allows you to control the property while saving for a formal purchase.BRRRR Method (Buy, Rehab, Rent, Refinance, Repeat): Acquire a distressed property with short-term financing, rehab it to increase value, rent it out, and refinance to recoup your initial investment.Pro TipStay in close communication with your lender as you approach your next purchase.

And given that, in a major city, there are hundreds of houses put on the market weekly, you need a method to efficiently screen properties to make sure they won't bleed money before you spend time analyzing, touring them ect. 

Find Brandon's videos on YouTube for the "four square" method of analyzing homes and practice.

With that money - I am using it to invest using the BRRRR method. 

I was looking for partners in my network who wanted to JV on this property, but they wanted to know for certain that the title was clear since it was through a wholesaler and not "traditionally" through a realtor.   

Unlike traditional banks and credit unions, we don't face the same constraints, allowing us to offer more flexibility.

I know the deferment period for capital gains is almost up, but what are the pros and Cons of an OZF vs a traditional 1031?