I have a potential hard money cash provider to fund the acquisition of land and fund new construction build.

I saw them at the neighbors house and I always like trying new subcontractors that seem busy.

In the end, all 3 units will be refinanced into 1 loan, but in the meantime, during construction, we're looking for financing options, without having to refinance our current res loan.

The rent is your income on your investment business. 

My understanding is the 10% down loans have tightened up and are much more difficult to get.Start with banks you already do business with and local credit unions.I have used Associated Credit Union and Rocket mortgage.

That might help in determining the price.I have noticed that tenants in this price range don't care as much about new construction because of budgetary restrictions.

My dream house consists of a 5k square foot shop with a 1b 1b room attached but the wife wont let that pass.335i for daily98 land cruiser for off roading/camping/overlanding91 240sx-first car, 400hp garage queensold my race car and shifter cart to focus on the RE business and its working!

that's great news, what kind of deals do you finance. do you do ground up financing as well for new construction 1-4 family? 

Understanding the local market, construction costs and legal regulations will be crucial to your success.

My leverage was my intimate knowledge of housing systems and construction techniques and my willingness to apply time and energy to the problem when I didn't have money.