That sounds like quite an undertaking and strokes of good luck and bad, along with tough circumstances that you adapted to. 

This is a tough one but I think you may be stuck with it.  

@Sam Trulli clearly your a hard worker and disciplined to save and make that $$.

Using hard money for the entire purchase, unless you have a plan in place to refi out of it, will be tough to work. 

tough market to get into right now.

Hi Joey,You could staple chicken wire over the broken fence part until you decide to replace the rotten wood.Chicken wire is cheap and a good barrier to dogs--in addition to the shock collar.It's also quick and easy.If a dog is breaking the fence--it might mean it's time to replace it, and possibly the uprights.You can have metal chain link fence posts installed for wooden fences if you want, if you can find workers in your area that know how to do it.Then the posts will no longer rot.Good Luck!

I've been investing in land for the past 3 years and making decent returns by either adding value with obtaining development approvals for tough parcels or subdividing larger parcels and selling lots. 

I’ve decided to keep my rentals as long term holds because they all make $300+ a month in cash flow and with the market so hot it’s tough to find an alternative investment.

How long for the work to get done (tough to estimate I know especially today) & anything else involved.

The business was very tough as far as generating new business, but that's another story.Now, I've moved to a new position with a commercial general ccontractor and am on salary.