You can have 1 investor and that could be a sale of security if investor is passive and not structured properly.  

What type of deal structure are you proposing when you say "co-invest"?

Looking for recommendation for a spot builder in Largo, FL.Demolishing current structure, building new home on parcel.Cash investment group.

If they have structures but were incorrectly assessed as land only, then the taxes were too low.

In that scenario you would pay 8-10% private and 10%-15% for the capital.Some people do a 50/50 JV with a money partner.Lots of ways to structure it. 

Doesn't matter where it is or how you structure it; if you physically live in the building, you won't get anything other than an owner occupied loan on it.Advice is move out. 

The structure and roof are in great condition and the property has been very well maintained.

Is good at structuring owner finance offers, what would you do here Shawn?

You could try a piggyback loan where the loan structure is 80/10/10... 80% first mortgage, 10% second mortgage, 10% cash down payment. 

He should have run a prelim title report to identify junior lien holders, as tour your offer may have to be structured differently to deal with them, ie. lower purchase price as you may have to contribute additional cash to satisfy am junior lien.There’s too much to learn for You to know everything involved.The list price is irrelevant, the price the bank will eventually accept is what matters.Worst case, get a contract executed, provide a legit POF or preapproval, see where the bank comes back.