Local banks have financed deals for us before but will only do 20-25 year am, and the debt is not non-recourse. 

Probably should drop some names here, what do you consider a "lender" Do you bank with credit unions or regional banks?

If you had that kind of money and credit, wouldn't you take out a mortgage for $53M at 4% if a bank would lend it?

Remember, they don't have to go to the bank and qualify so they are willing to pay more for that privilege and ease.

What i dont really understand is in real estate, you often purchase a property with a loan the size of more than you'd probably have sitting in your bank (especially if youre starting from the ground up).

I am a college student, debt free, with 10k in the bank.

Also it makes it more difficult that you dont have any experience level or track record. keep looking you will find a lender but again keep in mind your credit score, finances and experience level will all factor that number of lenders that will open up their bank accounts to you.good Luck

I'm not entirely sure a bank would necessarily even find out about the zoning/use mismatch, let alone make that a deal-breaker.

Can anyone recommend a bank that would be able to finance such a small amount?

Happy to explain further.