Rates tend to be 25 to 50 basis points above commercial (5+ unit) apartment building loans, and 50-100 basis points above residential (1-4 unit) loans.

I know that with a conventional loan, I could put as little as 10% down if it's classified as a second home rather than an investment property.

LP/GP equity construction loan How did you add value to the deal?

There are some HOA's that are in such bad shape they wont allow any type of loans and it must be a cash purchase.

@Craig Holland Land is often sold with owner financing, in part because buyers have a hard time financing it, and in part because buyers often only need a short time before they can build on the land and refinance out of the seller loan. 

The premiums didn’t make sense compared to the other options I found for the two properties I moved off this policy, nor did they align with the rates I have for other properties in my portfolio that are not on this policy.I’ve shopped this policy extensively across multiple companies and brokers.

If you aren't going to be living in CR full time as you try to execute the deal I do not think it is physically possible for you to obtain a loan from Scotia Bank and not worth your time to try because the rates are so high. 

Im trying to force the appreciation to do a cashout refi and pay of the entire loan and pull out possibly 100k.

Refinanced August 2020 into a 15 year loan at 3.375%

You could also use "Doug's LLC and/or assigns" where Doug's LLC is your hypothetical company.As for the assignment contract, you can get one from an attorney for probably less than $1,000, you can also make a friend at a title company, they probably have a template they could give you.