Portfolio loans have been cut almost entirely from the market. 30 year options still available for 1-8 units. 75% LTV.. 

Where can you cut costs?

They cut all the power lines.  

If you put in 5% of the money your cut of the deal is going to be a lot closer to 5% than 50%.

Factor that into your next BRRR.I call BS on a contractor threatening to report their own work to the city... they'd be cutting off their nose to spite their face.

I will say cut your loses and look for another project and next time you get a signed contract, make sure you have your own agent, don't do dual agency, as the listing agent has allegiance to the seller, not to you, and after delivering earnest money, make sure that property is removed from the market as active and that the contract is sent to the bank immediately.  

A) Good riddance and cut your losses? 

And after 6 months there were multiple things I had to do myself (like cutting the grass) because they just were not getting them done.

Any suggestions for creative ways to get around putting the entire 20% down or other ways to cut costs in an internal deal? 

While it's great to own property in San Diego, I may just have to cut my losses and look elsewhere.