Zach, It can be tough to break in to a hot market, for sure!!

It’s tough but still doable.The wholesaling scene is a joke, in my opinion.  

Just know actual land development is a bit tough and can be expensive in rural areas.2. $100/sf seems really low to me. 

People on BP have posted investment HELOC success with these lenders: Ridge Lending All in OneAmericafirst 80% LTV on noo 65% LTV 15 year 5.74%, UtahArvest Bank AR, OK, AL, MOBank of the westBB&T will loan on a rental portfolioBBVA CompassBoeing employee credit unionCalifornia: Cal Coast Credit Union and Fremont Bank.Citizens first position HelocCMG a financial 70% LTV East West Bank, up to 60% LTV with "no docs”Figure 80% on a rental, not in LLCFirst Florida Credit Union https://firstflorida.cumortgagecenter.comGreat Lakes Credit UnionHSBC 70%, for premier clients onlyHuntington 75% LTV Hurst Lending and Insurance Investment property HELOC in Texas.

Wilmington is a very tough market at the moment in my opinion.

The next thing we learned is how tough it was to find good help.

Reach out to Agents in the area that have sold similar properties and see what lenders they are recommending to their buyers; it's usually not too tough to get a preferred vendors list from Agents and those can end up being some valuable connections.

@Tyler Henry It's tough without knowing you or your situation well but it sounds like self-education is where you should start. 

The tough part is finding deals in the area that make it worth buying.

We've had a tough time finding companies offering HELOC's on investment properties, and we're looking for additional options to the one we are considering as well.