I did a pretty conclusive poll of about 14 lenders of all sorts and each and every one wouldn't allow larger loans for operating STRs.

In that scenario, then it makes sense to house hack, lower your housing expense, gain appreciation, loan paydown, and have your own place. 

Conventional loan.

Thank you for your response, My current income is about 75,000 a year, My credit card debt total is approx 40,000.00 which consists of 2 car payments and medical expenses. about 6000.00 of it is money I loaned or I guess gave to family and friends, Not to mention the cash I have loaned or given away, I am going to stop being a leech and start to put my needs first, I will get there eventuality!!!

Market is still affordable to get into and cashflow is actually still possible even with high loan to value properties.

It may be worth looking into getting some sort of partner that has greater access to credit or loan ability.

My other option I assume is just to get a construction loan & either purchase the land cash, or lump it into the loan.

You would probably have to bring money to the table to get the balance down.If your going to do that you should consider paying the loan down now and asking your lender to recast or reamortize your loan Don’t forget about the tax benefits.

You can do it yourself; the process isn't terribly complicated and doesn't require much technical skill, but it is a lot of physical labor, and you'll probably want to get friends to help.

For office buildings, Dallas has a significant amount of distressed office space with ARM loans coming due.