Last question, how significantly would the APR improve if we leave 30% in vs 25% or 20% on a HELO? 

I would say no-pitch meetups over a year would be the best possible chance to find someone who can be a voice of reason in your investing life if you don't have one.

Next year will be even better with improvement that are constantly getting made as this is not a set it and forget it business. 

You need to minimize upfront expenses because 100% of your investment is at risk and lost if the lot is not buildable.My favorite strategy is to locate the property and tie it up for usually no more than $100 for a period of 8-12 months, analyze it myself and if I believe it to have a chance at being buildable I create a permitting plan and market the property to other investors/builders willing to take on the permitting risk.  

I love to learn and share with others to improve their real estate journey. 

There's a good chance the issue(s) you face has already been discussed and answered.Ask questions in the appropriate forum.

Does anybody by chance own rentals in Cahokia, IL?

I'll only add when talking to brokers have a "buy box" defined and research commercial deals to understand it as best you can before you have your first meeting or your broker contact will likely consider you to be a low-chance buyer and not take you seriously.

This is true, but can increase your chances of success by working with an experienced team.Financing Challenges: Unexpected rate hikes or tightening lending restrictions can complicate your plans. 

Say you paid 100k 6 years ago and have done nothing to improve the property value.