The comps are between $118-$141/sqft, but it was purchased at $148/sqft.The loan is assumable at 2.75% rate ($139,383 principal remaining) but will cost $900 application fee and  between 1-5% of purchase price (assuming 2.5%).

Or, would it be easier to start off as a hard money loan rep?

It will be important in the long run.Otherwise, the differences will be along the lines of types of loans.

Some banks may only loan based on the value of the land.  

I do not rent out the unit.I am interested in getting a home equity loan or HELOC to tap out on my equity.

The loan will be due end of the 5th year.

Looking to collaborate with a few lenders on loans in the GA area. 

Use a "primary residence" renovation loan (Homestyle, 203K, ChoiceRenovation, VA or USDA) and buy a fixer upper.

It does seem that higher rates are reducing demand for loans, which is driving up home inventory which could - I stress could - suppress home price growth.

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