@Marquez Davis You can expect a lot lower leverage with land purchase, but as @Sasha Mohammed said, there are products for ground up construction that roll the costs (horizontal and vertical) into the overall construction budget.

I want to give him incentives to work with me but I am pretty sure he doesn't want to spend a big sum of money into the property.My idea is to ask him to pay 5% of the property and get 10% of the property.

My break even without putting anything away for cap ex, vacancy, or maintenance is $2,395.

I've been looking into it recently and checking several options, talking to some locals and expats who invested here.

They seem to be focused on morphing this into a buyer/broker arrangement.I continue to scratch my head wondering why they haven't figured out that I just might be more interested in off-market properties and that a buyer/broker agreement is unattractive because we need a ton of flexibility in how we purchase properties and don't want to be handcuffed.

However, if circumstances do indeed change over the course of the loan, there shouldn't be a penalty involved if you move into the property down the line for unforseen / unintended reasons (such as maybe in a couple of years there is a family emergency requiring a need to temporarily move into one of your rental properties etc)

You are the one that brought that distraction into play.When the EM was implemented, I saw many, perhaps like you, that thought it was a great idea and was going to help the poor and downtrodden. 

As awful as the accusations are, I don't think we have the ability to break the lease with him until the terms are broken.  

Something to look into first.

You can refinance into the LLC name at closing, no need to move it prior.