My investor partners bring some or all of the cash to purchase the project and fund any equity gap to kick off construction.

Once you are holding rentals, you get tax benefits (depreciation) and can defer some or all of the gain with a 1031 exchange.

"I'll only work with someone who invests" is just an objection that people throw at you that can easily be overcome by any or all of the items above. 

@Breynan Hammons Is the new construction you see commercial or residential, or all?

Would it be best to request an oral hearing and if so what data should I bring to debate in why my assessed value should be lowered?

That is a great question @Nicholas Lohr a resource I have yet to hear about.Are you looking for cash on cash returns using leverage or all cash? 

Russell...She shows up an hour late, doesn't even read the docket or evidence of the case, and dismisses it after a few minutes of all oral testimony - evidence, schmevidence, right?

Non-secured usually get like 10 cents on the dollar, secured usually get a lot more or all of it unless there is a cram down situation of being undervalued. 

Hollow cavities (like those that exist between a door jamb and the wall framing) that are damp are luxury condos for carpenter ants and they take-up residence.

How about providing them the information they are asking for, and in return asking them to fund most or all of a project.We have used a lot of private money and i would always have one private lender per project.