@Kwanza Price - Syndications are a great options and even some QOZs. 

I wish the appointment was with him... its with an attorney at his firm, hopefully this attorney has a lot of experience and gives we several legal options... not another sales pitch. 

Consider house hacking by purchasing a multi-family property with an FHA loan, or explore creative financing options like seller financing or partnering with private lenders.

Sit back , let him build the house , and when its done , say " Thanks " You should check with a local land attorney and see what your options are 

With your pipeline of off-markets, cherry-pick the best for yourself to close on, and on the rest, lock them up with a long inspection window, and make sure you have an option in the contract to Assign the deal to another buyer.

I recommend that you find a trusted or recommended Mortgage Loan Originator (MLO), who can give you options for property-based loans (mostly investment loans) and they don't use your taxes but the P&L of the property.

There is 3-5% down payment options you can use.

In option 2, your costs are $25k higher.

For funding, explore options like FHA loans, personal savings, or creative financing, and focus on New Jersey markets that align with your goals, such as Newark for rentals or commuter towns for house hacking.

I also worked with a great lender who helped navigate financing options, including my HELOC, to make the deal happen.