Can't find a land loan for 11 acres in North Carolina

[Jessica Hood]

Hello, friends! I haven't been on here for a while.  We sold our last foreclosure flip last year and bought some land to build a new house on.  So I have not had much to report.

We purchased our land via owner financing at a very high interest rate.  We intended to build after selling our last flip, but things changed and we have to wait to build.  So now we are sitting with this land and super high interest.

I have called nearly ALL the local banks and credit unions around us, trying to get a land loan.  We had one lined up, but they just stopped doing their land loans a few months ago.  It would have been a sweet deal too.  Only 10 to 15% down payment and they would let us use the equity in the land for that.  There is another bank called Carolina Farm Credit, but they want 20% down and will NOT let us use the equity, nor the money we already put down through owner financing.  We just don't have that much money because we already put 10% down on the owner financing.

So I am asking for any possible leads for a land loan.  It would be greatly appreciated.  

Here are the details about the land...

11.09 acres in Stokes County, Pinnacle, NC 27043. Zoned residential/agricultural. In an HOA where all lots are 10+ acres. Has electric service. Realtor estimates value to be between $7k and $8k per acre. Loan needed for $59k. We already put down $6,200 to owner financing. Credit and DTI is good.

Thanks for your help!