I signed my last 3 vertical construction loans yesterday.. that makes 88 loans over the last 3 plus years .My largest single project to date.89 lots  built 88 homes  price points 550 to 1 mil.Semi custom bought the dirt prosecuted the entitlementssecured Horizontal bank loans built in 3 phases.Went vertical and built out all the homes with 80% being pre sales and semi custom.could not have done it without my Wife leading the sales and designing the homes..

But  what they did open up for me was development lines Horizontal ( which if anyone has tried to build a subdivision knows those are really tough and if you need private money very expensive) and just finishing up on 90 home project were they loaned me over 45 mil to build it out plus 6 plus mil for horizontal.. having a commercial banker on your team is critical and you protect them with your life literally.

I've finished clearing, driveways, gravel on a piece of property in Grundy County, TN.Money has been spent for the horizontal build so far.I'm not doing a geodome or tent.

I like that a lot .. plus building new homes has been very nice and having the cash I got from selling the homes allowed me the liquidity to get horizontal and vertical construction loans.. 

There are some step and minor horizontal cracks in the foundation, but nothing that appears to be of immediate concern.

If so, just make it part of the offering.If it is part of the horizontal development cost, why does the lender not want to cover it? 

You're right that traditional banks often aren't a good fit for this type of horizontal development.

I have a client with 200 acres in TX that I got approved for 40M including horizontal and vertical financing on 180 homes but the county wants them to pay for 180 water meters up front and the lender doesn’t want to include that on the term sheet.

when i buy dirt and do the horizontal these deals can take 2 to 3 years 2 years to get through approvals and horizontal  12 to 18 months to build and sell.. thats a 20 to 25 lot project.

Now you are ready for the Horizontal Build and you can apply for a loan that will supply 80% - 85% of the horizontal costs: all the underground power line, cable lines, sewer hookups, build the roads in and out of the complex.