Calculations say I can add a 1bd/1bath, 400 sq. ft. cabin with hot tub for $125k all inclusive.To the loan officers, between my mother and myself, what are our options to acquire funding based off the equity of the land without having high income?

Not so easyDisagreements happen - gotta be clear on who does whatActive participation required - not ideal for your hands-off friendsSyndicationProsLimited liability for your friends - they only risk what they investEasier to raise money from a bigger pool of investors - more cash for bigger deals!

Nothing will start you off or build wealth for you like using a government backed loan to buy a great property in a great area. 

Also, the insurance companies are fleeing Florida so I'm definitely not making as much as I would from selling while things are still good.Talk me off the cliff or push me over please.

IRS liens are no big deal.. worse case you just have to hold the property about 180 days and they fall off.. many people get scared of IRS liens myself I would target those as I knew many would not bid because of it.. 

.- you can use any part of the HELOC  you want to ...make sure the lender you are  using for the new loan will be able to  qualify you with the  HELOC  funds  being used  (  some  lenders will  use the  actual payment on the  outstanding  balance and  other lenders  might use a percentage off the entire HELOC max limit )

Test and refine your communication plan—it pays off!

Is it beneficial and take some load of pressure off your back? 

This is going to determine what the underwriting will be based off of.

I've been doing mailers to find off market properties for about a year, and I'm curious what works out in the Orlando area for other people.