I'd find or list the land and get a partnership. you could not even have to self fund the construction. if someone buys the land it establishes the value. a lot won't give you much value for land unless you split it out on the original transaction.

I’m willing to give a pretty significant interest rate for a private lender who is willing to fund this deal for me.

I would stay personally liable for the mortgage. 

My main dilemma is on financing my first investment property, as I do not have the funding to pay 20-25% down on a loan for investment.

This will allow you to keep your personal name of the articles of organization.  

Personally if someone breaches a contract with me I will often go after them.

Are you a contractor as well or just funding the project?

Currently vacant.ARV around $120-130KEstimated rehab of $25KI’ve had it under contract twice now and both times the buyers funding fell through.

It does not discriminate between privately funded K1's or publicly traded K1's. 

But would love to chat and connect and build a team of amazing people who are dedicated to growing not only professionally but personally as well.