Found any solutions?

Tell me about your problem and let's try to find solutions. 

Up til now, I was mainly doing new construction customs and specs. 

A good contractor will be weary of customer that doesn't want permits.

In fact, I would advise trying to find a different solution (such as finding a nearby lot with similar prospects). 

It's similar to building a house in that there are many factors that can affect the cost when you're building a website, including but not limited to: > Location and experience of your website designer/engineer (someone in a bigger city with more experience is most likely going to charge more)> Fully-custom build vs. website builder like WordPress or Squarespace> Number of website pages needed (not always a factor, but a website with a Home page, About page, and Contact page takes much less time to build than a website with several pages talking about services, policies, etc) > Number of customizations/extra features (even a website builder like WordPress provides a wide range of custom options)Website prices can end up anywhere between hundreds to thousands of dollars depending on who is building it and what you're asking them to build.

Understand your customers. 

I also enjoyed reading "Where Are the Customers' Yachts?".

Hopefully others are having some good things with all of this or finding good solutions

If not, private money, hard money, seller financing are some possible solutions.