Phase 1 - demo of a greenhouse sitting on part of the land - site utilities and 12-unit building turkey construction budget $2,043,100.00 -- $2,177,500.00The estimated rents would be approximately $1k per unit on average for mix 1 2 & 3 bedrooms- I feel like construction is so expensive and the market doesn’t support higher rents from what I’ve researchedShould I : 1) try to partner with the local government for affordable housing loans and grants?

But also, you still have to qualify for a new loan to make ANY strategy work. 

Are you looking to get a HML - hard money loan?

Talk to a lender and find out (probably a couple of lenders).Ask here for lenders to DM you (they aren't supposed to DM without you asking them to).Remember, lenders want to loan money - they will work with you to figure what products they have that can work with your situation.

just buy a turnkey househack with a low DP loan instead

Once I have located such a property, I buy their property for below market, (instant equity) no bank qualifying, no credit checks, by offering to take over their loan and make their payments for them.

I read from multiple sources that a general purpose 401k loan will not show up on a home loan application.

Do you have any insights on loan/financing options? 

One option is a marine loan, which is a type of loan specifically designed for purchasing or refinancing a boat.

@Chris Seveney Are you guys servicing the loans yourself, or do you have a vendor that supports this process?