I've recently been offered 2BR mezzanine, garden and penthouse opportunities there through RETA. 

Now that you know what you want to do with your property the First thing you should do is go to Home Depot, Lowe’s etc to scout contractors.

Home Depot/Lowes? 

BTW I have been the top salesperson at every organization where I spent my previous careers - Home Depot, Fastenal, Century 21, etc.Funny how the experienced investors that I know and work with NEVER ask about fees up front but all of the newer investors do.

@Tim West Yes - exactly my vision would be a different feel - community gardens, laundry facility, perhaps a guest suite that they could rent for overnight guests.

I have plans for land I want to purchase to build self-sustaining animal sanctuaries with vet services, growing food for them.Also more land to build self-sustaining low income/homeless developments, with career assistance, training, garden including growing vegetables to get them on their feet and possibly into home ownership when they move on if they wish it and they can also pay it forward.

If that became a problem, maybe I'd offset it by buying a cow or growing a garden. 

So this is probably not the most efficient way, as it is very time consuming, but for lighter rehabs we go on home depot website and find prices of the materials we will need.

I've been unable to find one online, home depot or lowes which would fit.

Even if you get credit cards at home depot for your real estate LLC, you will have to personally guarantee the debt even though the debt will be in the LLC's name.