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.

I do some construction myself and have an extensive team of framers/ electricians/ plumbers / HVAC ect. 

What I did find is that as a builder in eastern tennessee, I could build STR cabins for less than 70% LTV so that I could effectively BRRR my way into growth without coming out of pocket for a down payment.Now it does take a lot more cash to do because as a builder I have to front a lot of money at times (land, permits, each stage of construction while I'm waiting on the draw). 

This could include keeping track of the construction holdback.  

I would start by talking to a lender who deals with construction loans.

New construction has a very different risk profile from buying existing properties and fixing them up. 

We tried to get an extension so that we could get an inspector to scope the pipes but the seller wouldn’t grant that extension.

I have worked my entire career in construction and last 2 years performing entitlements, permitting, and construction for industrial developments along the Wasatch.

Your insurance is going to be highly variable and I wouldn't use what an agent or the seller tells you as the cost of dwelling policies have increased substantially over the past few years due to rising new construction costs. 

@Chirag Mehta For construction costs, you should be around +/- $100 PSF which would include all sitework, utilities, and going vertical with modern finishes.