When compared to California prices...everything’s cheaper.

As others have mentioned, you could bring in partners for the down payment cash, or, since you think you can pick this building up for a bit cheaper than advertised, do you know what it's actually worth?

I am also looking at Pueblo, CO because it's only about a 2/2.5 hour drive from me but waaayy cheaper than Denver.

You can do limited 203k FHA with 3.5% downpayment which limits the repairs at $30k but they don’t require a HUD inspector, so cheaper costs or you can do a conventional FannieMae HomeStyle with 5% downpayment, here you will not have the upfront MI that’s rolled into your loan. 

On suburban land a tract right next to you could be substantially cheaper to develop than your parcel, meaning its value would be considerably higher than yours.

I’m in Louisiana so houses are on the cheaper side.

Is there a way you could buy a cheaper home (3 beds for example) and add a bedroom?

Up here, "used" buildings are usually cheaper than new construction.

Have them come to you with their CMA, and ask those agents what  ideas could help you sell the house.Sometimes a fresh coat of paint and some flooring could be cheaper than a price reduction.

I understand my HELOC is astronomically cheaper than Hard Money as i'd be paying interest only at 6% but am worried about having MY entire ***/Home on the line for lack of better terms.