Though I am not entirely experienced in this subject, I recall from some of the podcasts that larger banks like BoA can sometimes offer lower interest rates on their products under certain circumstances compared to a smaller bank or portfolio lender. 

BP has some of the most experienced, and intelligent real estate investors, lenders, partners, developers, contractors, property managers, architects, etc. anywhere.

I'd like to find something small and manageable to learn how to landlord before getting into a bigger deal.I look forward to just lurking around the forums and learning a lot, and maybe popping in with some questions to learn from the more experienced members here."

That is not me, I am a real estate professional however proving it requires being an Ivy league experienced lawyer.

If you can't do it, ask an architect, project manager, or engineer who will draw the plans, or simply just hire a GC to do it for you.

I would love to sit down will some experienced  people and or find some groups in my area that get together for things like this.

He wants to buy the land cash and post it as collateral as best case scenario OR land + engineering & permit costs until everything is ready to break ground (ie a day before demolition/foundation works start) as worst case scenario (say 100-150 land + approved permits). 3.

All those search engines can be reached by posting to Postlest,com.

While anything is possible, I would say it's not advisable to have your first investment 100% financed, for many reasons.While you may not have amazing credit or 6 figures sitting in the bank, it's important that you know that you do have resources and do bring value to the table.I strongly recommend that you partner up with an experienced investor and learn from them.  

An experienced investor, with knowledge about titles, can get away with it in certain circumstances.