The company is fully vertically integrated; they own a design shop, they have construction crews, they have accountants, etc.

In order to get a line you would need 2 years of operations, and have an operating company - like a property manager or a construction company.

Annually, I manage multimillion dollar construction projects and operations of a large scale facility.

In working on construction loan financing, the lender informed me I'll need to unencumber that portion of the property (makes sense) before closing on the construction loan.I understand there to be two methods generally speaking: refinancing my mortgage and removing that portion of the property in the process OR attaining a partial release from the lender to remove that land.I *strongly* want to avoid refinancing as I have an amazing rate, but partial releases seem complex and also require a survey.

A ground-up construction loan for a new investor on some vacant land would also be a no-go as you must be able to show successful exits (refinance or sale) from a few projects before that's an option.So, we need to be able to see funds in your account that can cover the down payment, closing costs, and some reserves left over that will allow you to start your rehab.• No entity to close in: Though an LLC/entity is not a must-have, it's a nice-to-have prior to seeking financing.

Also, doing your own research on newly renovated or constructed homes that have recently sold in the area on Zillow or similar websites can be a good first step as well. 

David Greene mentioned that when he does out of state renovations, he likes to leverage property managers to overlook the construction process.

You really run the risk of bad construction biting you.

Budding new investor which is great since I'm also working for a real estate lender for both commercial & investor with construction services. 

But those same banks stuck with me and allowed me to pivot and build up my new construction side using bank debt intead of HML.. etc etc.