. $200/sq ft for example) as well as the soft costs (permitting 6k; design fees 8k; water/sewer fee 5k; ect)

Don't underestimate the soft and hard costs of new construction (whether site built with sticks, component built, or manufactured) -- it's expensive.  

The window closes as market news suggests a soft landing with the economy, and the panicking sellers will dissipate. 

That excludes the soft cost for design+engineering, permits, utilities, city fees, etc.

Check the Duckfund Soft Deposit Financing platform that takes on the risks associated with earnest money. 

Investor believe they need a loan to make deals work.Here are some ideas to use to eliminate the need for, as you say "hard money" loan.Don't buy Control the property with a skinny contract offers with controlling clauses - Use delay clauses in your offer - study periods, extension clauses, contingencies - delayed settlement date (1-5 years) use banking days in your offersTake immediate possession of the propertySell the property while you are in contract (use the auction method of selling - because the sale is "as is" for all cashControl and Roll I am not saying Hard Money is bad, but their are alternatives, like soft money, friendly joint ventures, family and friends, flip while in contract, credit lines, over draft protection on commercial checking accounts, credit cards, credit unionsHave fund, this is a great business.Charles

Recently got a soft appraisal from my realtor and banker who told me they feel comfortable that I can get $50K out of the home to use on a new property.  

You have soft costs and fee's that will eat up the rest. 

The market has been soft and I would like to look at this lot with a business lens vs personal.Also, all expenses must be deprecated over 27.5 years?

If your dwelling/landlord policy covers first party damages even when the damage occurs during renovation/construction, you probably don't need a separate builders' risk policy.The other component to consider is coverage for Loss of Rents, Loss of Business Income, and Soft Costs resulting from delays in construction that result from a covered loss.