It was my estimate, but we’ve done quite a few flips and renovations on our own, so we are pretty accurate and of course accounted for additional budget for those mishaps hiding behind the walls.

@Tito Burgos in addition to private lending you can also invest as an equity partner in syndications.

In addition, it’s an attic unit and the ceiling slopes down near the far wall.

I think once the property is sold the seller forfeits all rights to any additional monies.

"Bulk up" - put 25% down payment + 30y mortgage, get as many assets as you can (let's assume 400K/50K=8), keep bulking from additional savings.

The Operating Agreement must contain language sufficient to address IRA-related issues concerning Prohibited Transactions (26 USC 4975), The Plan Asset Rules, the allowance of subsequent or additional Capital Contributions and Unrelated Business Income Tax (including language that ensures that the Manager of the LLC will prepare and file all necessary tax forms with the appropriate taxing authorities, Federal, State and local).

Having the license is super beneficial because you can earn additional income from helping friends/family and also convert non wholesale deals to listings if the seller isn't motivated enough. 

I will provide additional information if necessary!

Or a lender who will only lend for the land and once I have additional cash to leverage I can start the build?

No additional credit pulls or applications.