@Darius Kellar summed it up pretty good, but they are just incentive areas for development

Non-conventional money is best borrowed thru relationships.There are a ton of legitimate lenders out there and he safest way to develop a relationship is face-to-face.

Develop a strategy that is scalable and keep in mind that your interests and needs now may be different 10 years from now.

When you develop a relationship and get those guys you can count on their estimates.  

To all you land developers out there, are you able to finance soft costs (civil engineering and architecture)? 

“That’s why the Downtown Austin Alliance is partnering with the Austin Board of Realtors and 30 other Austin nonprofits and business organizations to advocate at Austin City Hall for a new land development code that provides enough transit-supportive housing capacity.”

Investment Info:

Also, when a leak develops it can be really difficult to track down and/or repair.

Doesn't mean it still wouldn't qualify but the shorter the hold the higher the bar if questioned.Conversely there's an infamous case from around 2013 I think where a developer had held a piece of property for almost 12 years and had his 1031 disallowed. 

You need to develop trust in a MENTOR.