I'm actively looking for a Private Money source that will treat a qualified non US investor (meaning his set up with his entity and they can show you 100K+ in a US biz bank account) like a US citizen. 

Other option is to get a loan against the 401k or IRA direct from who holds the account. 

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Consultants, inspectors, and mentorsProperty managersAssistantsBookkeepers, accountants, and attorneysLandlords if you rent your office spaceYour business partners if you paid them (except if they were strictly lenders)Disclaimer about wholesalers: it is a controversial issue, with some of my colleagues claiming that wholesalers do not need 1099s.

I spent over 11 years representing major and regional banks in various default and foreclosure cases, handling several thousand cases per year. 

We do 20 flips a year and good bookkeeping/accounting was the main reason why we were able to scale. 

I opened a new business account at a new bank to keep everything REI-related separate from my personal banking.  

I have underwertiign that accounts for all of what you are talking about. hard build cost is $148 per sq ft and then lot and tap fees are typically considered soft costs.

Get other financing such as from a bank as you mention.

Now, let's talk about options – check out Fannie Mae or Freddie Mac loans, think about CMBS loans for flexibility, try local banks or credit unions, and don't forget private lenders or bridge loans for short-term fixes.