I was able to utilize a VA loan with some first time home buyer program and NO money down so I ended up rolling around $100k profit into my next property after two years with literally ZERO dollars spent.

LOW RISK INVESTING WITH FLORIDA TAX CERTIFICATES by Jodi Hockinson who worked in a Florida Tax Deed office most of her career.

Not many  cash out  programs  for  land  out there ... try  smaller local  banks /  credit unions that  are  familiar  with the  area...if you have  another property - you might ask  for a  " cross  collateralization "   type   cash out refinance  

There are a few programs that can help with down payment, 5% down and some grant money.

They are coming up with investor friendly programs all the time which could potentially work for your situation. 

Of course you can always circumvent these by doing a 1099 exchange - but thats only if Congress hasn't revoked that program which very well may happen.There are lots of factors to consider, but those are the two I would focus on.

However I also think you can be a great investor without becoming an agent.We do have a free online licensing training program now with my broker. 

We also do not have the 1031 program in canada.

As for the programs, maybe you can reach out to them to see if they can help.

Cash invested: $16,218Vacant land that I foreclosed on from a tax lien certificate I purchased on June 23, 2014.