Credit unions or smaller regional banks might be a better fit.

Quote from @Andrew Steffens: I know you said not using HELOC on personal property, but there are banks who do HELOC on investment properties. 

As bank’s risk tolerance shifts to being more cautious, less non-recourse loans are available.

Contrary to what companies may tell you that charge you $ to get "bank funding".

This will be a question for your bank.

I would like to put my money to work instead of shoveling my money into the bank (mortgage) or to a landlord (renting).

The delay in BlueOval City’s opening presents a short-term setback for investors who were banking on immediate demand.

I have a close associate with a large project there and the local banks have turned off the spick-et on funding his developments and these are very large multi thousand acre deals.

+I've researched something called an FHA Construction loan in terms of financing this project, but it seems that most large banks don't offer that product.

The seller becomes the bank and pays capital gains one time on the downpayment (which keeps it low to make sense for them) and then also monthly on the payments (also incentivized to just match how much he wants a month).