I would say stop wasting your time chasing those county programs which are turned on and off like a water faucet and concentrate on making money with buyers who have 3% to put down.Or, sell them on a 100% USDA loan and get them to move out of the city limits, buy more house for the money and their kids can have a pony!  

The ground lease will usually spell out site improvements the tenant wants and connections.Best thing usually is to connect with a local commercial attorney familiar with development to get your questions answered.You try to limit up front costs but even then you can spend tens of thousands on some deals that do not work.  

As I said, there are a million and one ways to make money in real estate, but not every strategy is going to work for your specific financial goals or the lifestyle you are trying to build.

You will also want to start reaching out to contractors however, this may be something to tackle when you have a sense of what you want built and what your limitations are.

I've found that in commercial loans that you are limited by your net worth. 

The market seems to have space for both top-shelf and the bottom-shelf (the $400/lb). 

If you have limited investing experience, I would highly suggest sticking in your area/state.

Things may have changed, but I believe GA has some limits on how many notes you can own in that state before you need to obtain a license. 

@Randall Prosise I second Kevin's recommendation of higher liability limits.If you have a fire in the building, and 4 units sue you, you have $75,000 limit for each tenant. 

Start small, do a limited rehab, be happy with a small return.