I purchased the property from the Shelby County Land bank. 

I’ve heard a lot about BRRRR, fix-and-flip, and rental properties, but I’m curious about what’s working for you all right now.I know from talking to people that some have gotten into bad deals while using their own money, and I’m worried that using bank funding and ending up in a bad deal could make things even worse—not just for the investment but for the relationship with the bank as well.I’m just trying to make sure my clients use this funding in the right way, without getting themselves into a tough spot.

Banks who offer construction financing tend to be 75-80% LTC and alternative/hard money lenders will sometimes offer higher LTC leverage than that.

The only issue appears to be the missing breakers and it being turned off by the bank.

No reserves and no cash flow = capital infusion from investors and/or return property to bank.  

If so, I'd consider those options first as they fit in the infinite banking concept.

Would I go to the current owners bank to see if they would allow a subject to loan? 

We are only selling completed homes with our own in house financing currently at 3.75%, a huge discount from most bank rates.We are a long time property provider for some of the bigger podcasters: Real Estate Guys Radio, Marco Santorelli (Norada), Kathy Fetke (RWN) Jason Hartman ( Empowerd Investor) GRE (Keith Weinhold), Whitecoat Investor Group and more We also work with American Homes for Rent, Invitation Homes, Crescent, Haven Realty (JP Morgan) to name a few on the institutional side We are partially owned as of 2022 by Sumitomom Forestry, which means we have no bank debt and self fund all our building projects.

I found a bank who would work with me and the SBA and the deal happened; I got the loan. 

I’d never had more than $2,000 in my bank account up until this point.