This apartment required a cosmetic renovation that is going to run me around $27,000 to redo.

We are about to buy a Building that just so happens to be in an opportunity Zone and meets all the requirements to be eligible for a fund. 

You said public water was available...would the lots require a septic system to be installed or is public sewer available? 

What are the density requirements?

look for land with owner financing And I am sure you know this but location and safety will be paramount in the Jackson market there are simply areas the crime is far to high for this to be successful..

Our last 15+ tenants that we've placed we've required online payments.

I have been told by a contractor that the foundation of the building is intact, so it does not need to be torn down but requires a "gut renovation down to the studs."

There's also plenty of lenders who falsely represent the true capital requirements to originate their loans or are merely up front fee collectors. 

typically no special license is needed when doing it for hard money loans that I am aware of. there may be states like california and nevada that are tricky where lenders need a license of some sort but for most part brokers i have seen are not licensed. 14 or 15 states require state license and NMLS registration.

It was never required or nessecarily nessecary.