It's best to review with a good RE attorney, potentially a business attorney, and your tax professional to make sure you're set up to avoid mistakes along the way.Also, discuss the ramifications of how it works with your lender (if there will be one) as not all lenders and loan programs are created equal when dealing with LLC's.

first off see if any of them will do land loans..

I did a 30 year cash out refi on my paid off home so I can loan that money to my LLC to buy this property cash. 

Phase 1 - demo of a greenhouse sitting on part of the land - site utilities and 12-unit building turkey construction budget $2,043,100.00 -- $2,177,500.00The estimated rents would be approximately $1k per unit on average for mix 1 2 & 3 bedrooms- I feel like construction is so expensive and the market doesn’t support higher rents from what I’ve researchedShould I : 1) try to partner with the local government for affordable housing loans and grants?

I would be willing to put 20% down. would this typically result in a Lower final cost since the builder doesn’t have to put up any of the initial investment or carry the loan for the build ? 

One way or another, however, the investors must work to pay down loans, increase rents and decrease expenses wherever possible.

Note that if your property is in a flood plain, banks will require flood insurance during the entire term of any loan on the property, which can be pricey.

The simplest way to find one is to just start calling every listing that has a purchase price in the last 2 years in your area that was on an FHA or VA loan AND has been on the market for 60+ days.

of course you have to qualify for the loan.  

I warned creative people not to touch VA loans.