Anything less that 5 years is very risky unless you have cash available to buy the property on a moment's notice. 

Now, I’m diving into the niche of land investing.When I was pursuing the BRRRR strategy, one of the aspects that made scaling seem feasible was the availability of hard or private money lenders.

Perhaps you could consider hard money in addition to private money?

Our privately owned and centrally controlled monetary system, known as the Federal Reserve, and the legality of Fractional Reserve Banking is on a crash course for a battle between Freedom (Property Owners) and Royalty (the banks). 

Just so you know, I'm partnered in 2 private equity funds that have a similar business model to AHP.

Based on IRS Private Letter Rulings (PLR 200805012 and PLR 200901020), development rights can qualify as like-kind property for a 1031 exchange if they are considered interests in real estate under state law.

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

Dogbarking: Neighbor complaints of constant dog barking or aggressivebehaviors will result in a notice and possible lease termination.

Leverage your construction expertise to accurately estimate rehab costs and streamline renovations, and focus on financing strategies like hard money or private loans for your BRRRR deals.

If you can purchase this home with private money or seller financing and get a $110k loan, then you could do a rate/term refi right after so do a 90 or 120 day note to secure the property and get it in your name, then refi into long term debt using the full appraised value.