I don’t have any debt but my main home, but I don’t think I can be approved to borrow much more. 

The disadvantage is you now have interest you'll be paying on the funds you are borrowing.

Performing NotesPays To Term Pays Off EarlySell The Full Note
Sell A Partial
Combine With Other Notes for a Mini Pool/Portfolio
Help Borrower Refinance
Restructure For Early Payoff
Incentivize For Early Payoff
Trade the Note
Hypothecate The Note
Non-Performing NotesPayer Reinstates
Work With Payer To Catch Up
Restructure Forbearance or Modification
Accept a Short Sale/Short Payoff
Cash For Keys & Deed in Lieu of Foreclosure
Sell as Non-Performing
Pursue Foreclosure
Homeowner Sells House and Pays Off
Sells At Foreclosure
Get Property At Foreclosure
Sell Property As-Is To Investor After Foreclosure
Fix and Flip After Foreclosure
Rent Property Out
Lease Property With Option To Buy
Sell With Owner FinancingWould love to hear what are your favorites?

I like the control of owning it, plus borrowing against equity, it so nice, but I can also relate to all the copper thieves ruining your week so they can buy two hits of meth.

@Devin Meriwether You will likely not find a Hard Money Lender in this day and age who will find a purchase with 0 down especially if you are a new borrower with no investing history.

Cash for the land and then borrowed the rest from an investor I've sold rentals to, I was suppose to be a 4 month project max but it went under contract and fell through 4 times so took closer to 6 months but he didn't ask for much- just to cover the interest he had from taking it from a line of credit for >6months.

This is not required, however, since there are other ways to ensure the loan is for a business purpose loan.A wise lender will always ask the borrower to document what the money is being used for.

Only reason I'm mentioning is I do a good amount of construction financing, and even many of my 'bankable' clients will use private money b/c it's tough out there trying to find construction financing even if you're very solid borrower, which it sounds like you are. 

For example, a lender might offer you 85% LTC (loan-to-cost)/65% LTV (loan-to-value).Interest rate: What will you be paying to borrow the money?

Many of these loans can be non-recourse or limited recourse, but there will likely be liquidity and net worth requirements of the borrower.