Since you’re building from the ground up, a hard money loan can be a great option because traditional banks tend to be slow and have stricter requirements for new construction.

These requirements are solid, keep them: Application: Everyone aged 18 or older must complete an application.

Once they drop to below our required lead flow to rent out the units when we want we'll drop it by $25. 

CA maybe as high with their EIR requirements that cost 250k to 500k just for the EIR reports.

It does take 1-2 weeks to accomplish, so does require some effort and monitoring on your part, but sounds like you are a diligent self-money manager, so should be easy for you to accomplish. 

Some areas allow commercially zoned properties to share one large septic system (think sandmound or gravel type system) or would they require an individual on-lot septic? 

Required good credit, adequate reserves, full doc commercial loan with a personal guarantee.  

A&D has a 2nd position DSCR but not revolving - installment only.AO has a HELOC but self-employment documented for 2 years is required. 

As U.S. citizens residing in Europe, we are required by the local tax code to hold the property in our personal name.

For example, a $200,000 property might require $2,000–$4,000 per year.