you said private or portfolio lenders will close sub too a judgement like this...

Whether that be a handyman that needs a private capital partner, or a private capital investor looking for handymen. 

I'm using a combo of heloc and private money to purchase property.

Not saying to let that influence you, but If I was a betting man that’s what I’d guess.

I'm not sure about construction loans, but the local banks will be your best bet.

If they have gusset plates then I would bet they should be replaced if they have signs of high heat damage. 

I don’t have the flipping experience some private lenders require.

I'd use at least 8-12 months to budget for your schedule before you can even break ground.In terms of financing, I don't see how you can make it work with hard money, so your best bet is to find a partner, especially someone who has done this type of work since banks want to see a track record with experience. 

I bet that will be hard to find even with a major rehab. 1% rule is 10 Cap + or thereabouts.

Cops came and explained that it was private property, but i just had to wonder what he thought was going to happen with the cops.