If you want the forced equity of the property to carry the down payment, you need to move markets to one that is not an appreciation market (where it sounds like you are), to one that is a linear market. 

Start learning your local costs per square foot for the big stuff and build relationships with some skilled tradesmen that you can put questions out to

My Cosby cabins don't do as much, but they don't cost as much either.  2400 square foot 3/2 cabin on 3 acres on Cosby Creek:  $42K-ish a year1100 square foot 2/2 cabin on an acre on Cosby Creek: $33K-ish a year700 square foot 1/1 cabin on an acre on Cosby Creek:  $25K-ish a year1400 square foot 2/2 cabin on Roaring Fork in Gatlinburg:  $60K+ per year900 square foot 1/1/loft in Black Bear Falls Gatlinburg:  $38K-ish1100 square foot 1/1/loft in Pigeon Forge:  $35K-ishThe 1400 square foot cabin in Gatlinburg is a premium cabin so it's going to command a lot more. 

Because of the lot size there's an opportunity to add a 750 sq. foot ADU in back.

The cost to build the 1800 square foot duplexes was 30k a unit/60k per building.

The rents you can get aren’t quite as high from a dollar per square foot perspective.

Purchase price: $375,000 Cash invested: $55,0002700 square foot house in Conshohocken, PA.

I’m constantly trying to figure out ways to provide more affordable housing options out here...I hope it’s still possible. my first one is looking like about 80 bucks a foot.. keep in mind permits are next to nothing compared to our area . 

I’m hoping that will also help me to get my foot on the door to build and development other plans for financing where I don’t qualify.

A professional tax advisor can get you started on the right foot and they shouldn't charge very much and even if, it'd definitely be worth it.