Using hard money for the entire purchase, unless you have a plan in place to refi out of it, will be tough to work. 

tough market to get into right now.

I've been investing in land for the past 3 years and making decent returns by either adding value with obtaining development approvals for tough parcels or subdividing larger parcels and selling lots. 

I’ve decided to keep my rentals as long term holds because they all make $300+ a month in cash flow and with the market so hot it’s tough to find an alternative investment.

How long for the work to get done (tough to estimate I know especially today) & anything else involved.

The business was very tough as far as generating new business, but that's another story.Now, I've moved to a new position with a commercial general ccontractor and am on salary.

Prove that you are better than the other 99% and you will get plenty of deals. 

I understand that the six months thing comes from banks wanting you to prove your income with a rental property before you can apply the income to your Debt to Income Ratio.

They are super strict (which I am sure you know) so it would be tough to get in, but great if you could do it. 

What you are looking to accomplish might be a tough ask.