You're comparing apples with oranges. 

We have been investing in the Gulf Shores/Orange Beach area since 2009. 

https://www.gabar.org/committeesprogramssections/programs/leg/upload/Winter-10-ACL-Proposal-Real-Property-Section-Utility-Liens.pdf

If you are handy and you live locally, it may work out  But if you need a contractor to come from a larger city, they will charge an arm and a leg, if they come at all. 

The horse property gives me a leg up.How did you find this deal and how did you negotiate it?

I am in Orange County CA and do a lot of furnished rentals for myself and clients.Initially I was focusing on nurses [housing4nurses.com - not active] then realized a few things and switched primarily from just nurses [we would advertise on Furnishedfinders.com and CHBO.com etc., FFB too, to all sorts of guests.

I feel like I can't because those are apples and oranges but just thought I'd ask. 

Hi BP community, my grandfather passed away and left my Dad (along with his 4 brothers) 32 acres of land in Orange County, NY.

Regarding a method to hold the money while you search for a deal, I would consult with your trusted attorney to keep you out of an orange jumpsuit!

Most lenders do have similar processes.Most of the people who will advertise their services to you here on BP are brokers for direct lenders.Most of the Brokers on here charge an arm and a leg for their services which is the reason why, initially, I did not utilize private lending.I'd be happy to recommend the Broker we use who is great at what he does and is very reasonable when it comes to the commission he adds for his services.We do a lot of investing just outside of Charlotte in the York, Chester, and Lancaster Counties.