We should be able to pay cash for the entire build given the timeline the build will require.

He is doing a good job, but slow.

The title company gave me the contact of a firm they partner with, and requested that we use them instead as they meet their requirements, but they could not provide any explanation of why they can't write the check to the IRS, and I have already paid for the other firm's services and do not want to pay again.

However, it's important to ensure that all requirements for a valid 1031 exchange are met, including identifying replacement property within 45 days of the sale and completing the exchange within 180 days.I would suggest you get with a real estate focused accountant asap to take care of this.

The IRS requires that you use the unrelated 3rd party qualified intermediary. 

As others have said, these are typical land bank purchases where you buy a house and land and are required to do the renovation and it's always $100-$200k if they are offered from $1 - $5,000.

If you do cash out refinance it would allow to only get to 75% LTV around the high 7s with some points, they would still require to be 1st position.

Second home requires a minimum of 10% down and show (2) years of employment, income and good to fair credit to qualify.

They seem to require high quality materials and  craftsmanship to maintain a level surface.

It just seems like a big job of manual labor- such a big lot.Good Luck!