While many HMLs will not lend to a newbie, the industry is becoming increasingly competitive, so a growing number will. 10% down should not be a lot to ask.As hard money will cost more than your HELOC, you'll need to find a better deal.

At the end of 2023, I purchased an empty lot to build a single-family unit, that I plan to live in for at least 1 year (rent or sell in 2025).

Hey Matt, the Midwest has a lot to offer investors but the best city depends on what you want.

That's a lot to unpack.Feel free to reach out.  

That said, I don’t think it’s a lot to expect someone representing the seller to be a tad more responsive.

There are ways to get into real estate investing without money, but I will tell you that it sure helps a lot to have some cash saved up and ready to deploy.  

I also strongly believe that if the first impression is bad it takes a lot to change that view. 

I know David's book is great about BRRR'ing but it's a lot to tackle if you're trying to do it out of state without a team in place. 

A lot to compete with.

Given your circumstances, it sounds like a lot to handle all at once.