My issue is that it would take me another couple year to regenerate the capital that will be tied up in any potential property with a not great cash on cash return, and I know a lot of the power of real estate comes from leverage and loan paydown.

I've never heard of a coach including free labor in the price but her.

The HML i have spoken with are ok with my living in one side as long i roll it over into a normal mortgage and pay them back for the initial loan once construction is complete.

So paying $425 in labor to do some simple stuff, I would do it myself but if you make lots of money somewhere else and don't want to deal with it, I understand that as well. 

For the Buyer to get the loan they will need to own the lot.  

This cash flow is net of all property expenses, including loan, if any.

Please see attached the first email they sent me and pictures of the PDF they sent when asked for loan terms.

I would consider a HELOC on an existing property and just do cash or a Hard Money Loan that can lend to that low of property price/total loan amount. 

I was paying $200 mo in rent and the new loan payment was  $900+.

VA Home Loan