Interest rates on land contracts are usually at or above current conventional mortgage rates to compensate for the seller's risk.How much is typically asked as far as a down payment?

I would be more than happy to make myself available for a conversation to get some more details and understand the whole scenario. 

For example, if the investor knows the H2O heater, roof, appliances, or HVAC unit are of different life expectancy than the average the program defaults to, we will have the future ability to enter the investor’s expectancy.

Here is my scenario:Sell current LTR; 1031 into Lake STR; rent out for 2-5 years; use personally less than 14 days per year; convert the property to a secondary/vacation residence for my family.

this is a toughie. hard money specifically is equity-driven, meaning they'll likely want 40%+ down to even entertain the deal. additionally, land without improvements is often very inexpensive (relative to land with improvements), usually pushing below a threshold which makes sense for a hard money lender. if you're not intending to build right away, then i think you'll have the best luck with private money instead of hard money. usually higher leverages than hard money, and more negotiable terms.if you are intending to build on it pretty right away, a ground-up construction loan could work, but those will typically require some ground-up construction experience (on title on other ground-up deals), or an extensive portfolio of heavy rehabs/ rentals/ strong liquidity. those will give you acquisition monies (to buy the land) and build monies (to build the improvements).

Some things to be mindful of are the added costs of having to facilitate delivery and acceptance of the windows if you are purchasing them yourself rather than go through a contractor who both supplies and installs the windows.

Done a couple of flips, currently working on one that I’m considering to brrr it’s a single family 3bdrm 2 bath.and hoping to get a multi unit next. we are very skilled in the construction end (have a hardwood floor business) new to the nuances of rentals especially in New York State .

I've been using Stessa App to track my expenses for a couple of years now.

Likewise, try going to your local investors' meeting and ask the attendees.This question is probably more of a qualitative assessment than one based on hard data.

Sewer is almost always more expensive to replace than inside plumbing, because of pipe size, depth in the ground, etc.