Reaching out to see if others are having similar experiences and trying to read the tea leaves.

Has anyone ever had luck getting DOT to grant a right of way request in a similar situation?

I ran into something similar and eventually found that smaller local banks or credit unions were way more open to rural builds than the big lenders.Also worth checking if any lenders specialize in land + build packages in your state.

Pricing is usually similar to or below hard money. 

Yes, we are seeing a similar trend across the country in nearly every market. 

Lowell’s another example, with cheaper multis ($500–700k) and similar rents.

I am in a similar position as you and have some similar goals!

Penalties are treated as interest, not a fixed fee.When it’s imposed: Not automatically deducted, it's calculated and applied when you file your tax return.Waiver options: You can request a waiver of the penalty on Form 2210 if the late payment was due to a reasonable cause (like disaster, disability, retirement, etc.).California (540-ES)What triggers the penalty: Similar rules, late or insufficient quarterly payments result in an underpayment penalty.How it's calculated: FTB Form 5805 is used.

Are similar units nearby renting for more?

Purchased my first one at 21 and would love to connect and let you know how I did it in a similar market.