Our “last” and “final” deal I will look at avoiding all taxes.  

(Yes, I know everyone wants to sit out their high horse and say to get permits but it's different when you are eating a 12% loan while waiting for someone to check your project).Have you spoken to the city about what type of permitting you need? 

I have $50K in debt with a payment of about $1220 in a consolidation loan that will be payed off in 3 years.

However, clarifying the long-term business objectives/strategy is key before finalizing your entity set-up.

You could/should make your last exchange in to a state with no state income tax and make sure you also live in a no state income tax state when you sell that final large property.

Hard money loan through community bank.

Hearing date by city for official approval or denial is in august.My current loan has about 145k left on it with a 3% mortgage.ideally would like to subdivide keep my existing mortgage on my current home and not affect the rate then get construction loan for new build.

However, I also have significant student loan debt.

@Mara Hayes you should be able to get your questions answered by any qualified loan officer.

Did a "hard money loan" with family using gift tax exemption and trust as collateral (despite what Dave Ramsey says, my father and I have an incredibly strong investing and personal relationship).