this is a toughie. hard money specifically is equity-driven, meaning they'll likely want 40%+ down to even entertain the deal. additionally, land without improvements is often very inexpensive (relative to land with improvements), usually pushing below a threshold which makes sense for a hard money lender. if you're not intending to build right away, then i think you'll have the best luck with private money instead of hard money. usually higher leverages than hard money, and more negotiable terms.if you are intending to build on it pretty right away, a ground-up construction loan could work, but those will typically require some ground-up construction experience (on title on other ground-up deals), or an extensive portfolio of heavy rehabs/ rentals/ strong liquidity. those will give you acquisition monies (to buy the land) and build monies (to build the improvements).

With the Raleigh area being such a hot market in recent years, I'm looking to find new or experienced investors or other agents to network with, discuss the latest news about the area, and establish some solid relationships with.

After an intro call and vision board, intro to strategic lending partner, four physical tours, two offers on two properties (with the second accepted below asking price) a quick inspection with (minor inspection issues resolved by seller), appraisal waiver and below market rate lock..

Columbus is a great market to invest in!

This is at least what they said, and at least in my specific case.  

Are you in a market where the costs of the necessary capex is cost prohibitive?

I admire your willingness to take some steps and recognize that buying multiple properties and even markets is smart.

After I close I will still have 30k in immediate cash and I have stock market investments that are another 30k, so even more frustrating that it's not even a monetary issue

There are some great opportunities in the Ohio markets.

@Greg S: In Texas, they wrote a law specifically stating that the property owner must show proof that the Deductible amount is/has been paid.