Clean soils, no grade challenges, no power lines or utilities running through the property, no street improvements (curbs, gutters, sidewalks, new lanes, streetlights),etc.

maybe in 5-10 years, after you've improved, stabilized, refined, sure. 

Generally speaking you will be able to get 80% LTV on a cash out refi (as long as credit is decent and property doesn't have any super unique qualities).

But they are doing a good job at enforcing collections and trying to improve it.

Then, on top of all that, you just controlled or improved some real estate with it.

They will often want a new building constructed and building today with labor and materials is very expensive versus retrofitting existing building.When I buy value add vacant buildings the goal is to double the return on investment within a 3 year period.So if I can use the existing building and retrofit to same concept ( example previous burger inc. but now Whataburger wants to come in ) then not as much tenant improvements to convert.So if rent 20 a foot for 5,000 ft that is 100k NOI NNN a year. 7 cap value is about a 1,400,000 stabilized valueSo if I buy it for 400k and have 300k in it more 700k to get new tenant in the value is then around 1,400,000 based on NNN 20 a foot and a 7 cap rate exit value.If you want a premium price then you would need to sell to an end user tenant ( regional or national in nature) that wants to buy the building and put their concept in there.

I have reached out to credit unions, "quick" close FHA companies and I am waiting to hear back. 

Unless you live in a state where deposits have to be kept in a separate account (google) I would open 1 business account and a credit card for the rental property. 

As elections get closer we will likely see consumer confidence start to become more uncertain due to the political climate and then resume again after elections are finalized.ibuyers and hedge funds are also ramping up acquisitions which is further pushing demand and lack of affordability.If/when the Feds do lower rates we will see a temporary improvement in affordability, however we do expect that small window to close quickly as lower rates will bring a lot of pent up demand back into the market which will push home values higher and cause affordability to worsen.With all factors considered here in the local Las Vegas and Henderson market we are encouraging buyers to buy sooner rather than later while they can get lower prices and seller concessions and then if needed refi later when rates come down and they have more equity.

I am working with a lender that can liquidate credit cards for 10% to use on a down payment on a Tri-plex.