I just sold 3 of my lots to a builder in Oregon there were high tension wires along all 3 lots these are the 100 foot towers major transmission lines.. they built 3  1.2 to 1.7 mil dollar homes and sold them all .. 

Does anyone have advise on getting my foot in the door or the best way to start down that path?

Bingo!!! 

Definitely.Trying to go OOS for your first REI deal is a bit like trying to surf a monster 100 foot wave before you've learned to swim, or trying to ski a double black diamond for your very first run. 

As a last resort I would ask their realtor if it's an option to have them apply for a down payment assistance grant, instead of you footing the bill.  

This would be something around 1200 square feet and probably cost $150 a square foot not including the lot. 

I have my biggest rehab per square foot and one of my biggest rehabs ever going on right now.  

That way I could likely get the work done for less and hopefully build a long term partnership with someone that is looking to get their foot in the design world.

Pay Attention To Your Credit Score Although we don’t have any income requirements, we do want to know that you are on solid financial footing.

Rent out your units at, or slightly below, the market rate and gradually increase rents YOY (2-2.5%).This strategy will allow you to get your foot in the door with a low down payment AND less competition.