Need help finding bank to borrow 1/3 of property value.
My brother and I own a 1.2 acre lot in a prime location for commercial properties, we have been trying to find a lender to borrow 300k against the property, our use of the funds is to pay off a current 55k loan on the property so the lender will be first on the title, 116k will be used to purchase an existing profiting business, and the remainder will be used to convert our lot into a personal storage facility. So far I have approached private banks, commercial banks, micro lenders, and they all say the same thing. None will lend on a empty lot. To me it's not empty, we have mobile offices that even though have wheels are pretty much permanent.  Anyways the last time the property was appraised it was valued at 680k almost 10 years ago. There has been tons of construction and we currently are situated between an airport, toll road, college, and soon an international border crossing from Mexicos airport to the US side. Since I know most banks want a low risk loan I'm only asking for 1/3 the value of the property.  The only one who has actually given me an offer was a micro lender who offered 110k at 22% for 3 years. Definitely not what I'm looking for. 

Can anyone here hopefully point me in the right direction? I'm seeking 300k for 10~15 years at under 10%.
[{"id": "cvukm20", "text": "Hard money lender maybe. \n\nBut yeah, good luck. Mobile offices are still mobile, and the land is vacant. Land speculation is very risky and banks avoid it. Why not sell it and do what you want with the proceeds?\n", "replies": [{"id": "cvulyxd", "text": "I sorta have a time limit, my boss wants to sell me her business since I already run it for her and she would like to retire. I'm sure she's getting pressure from her family to sell as well so she might sell to another buyer and I'll lose my chance to buy a business I already know how to manage and would not be able to operate the same kind of business in the same area since there's a clause in my contract that says so. Besides starting the business from the ground up would cost more the triple of her asking price.", "replies": [{"id": "cw80t2l", "text": "I would go with an SBA loan on the business.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "cvum3az", "text": "My first question is if you're sure of the land's current value and if not consider paying for a pro appraisal. Remember that $680k 10 years ago might've dipped to ~$400k seven years ago in the recession before it went back up. Online tools can be helpful for a ballpark estimate, but can be unreliable. Tax assessments also aren't a sure way to gauge it. \n\nIs the $55k what's left of a commercial property loan? If so, have you tried seeing what this lender could do short of the whole $300k? If it's a mechanics lien, etc. that might be harder to sell to a lender. \n\nPart of the problem for lenders might be the number of deals you want to finance with this one loan. \n\nI think the personal storage facility business is the most fundable part. Self-storage is profitable and you ought to be able to finance 65%, maybe 80% for that project. \n\nPurchasing a separate business with $116k sounds like an entirely different transaction to me. I could see going to the bank with this idea alone as well and presenting it as a business acquisition deal with the land as collateral. Of course a partial lender isn't going to want their lien to be second or third. \n\nI would stay away from business micro lenders for a case like this. Those really should only be used for very limited low-risk situations, like cash advances for inventory or payroll for a really solid biz. \n\nMaybe your best shot is the private investor route. Sell partial (30%) ownership to the land to get your cash out. Find someone to finance the biz acquisition (assuming it'd still be profitable). Get an investor for the storage facility project. Or like [MsTerious1] (https://www.reddit.com/user/MsTerious1) says, you could always sell it.  ", "replies": [], "depth": 1}, {"id": "cw0627f", "text": "A hard money lender might, but it will be at least 15% to 18% and for a few years not 10 to 15. No bank would do this loan because there is no source of repayment other than selling the land and banks are not collateral lenders.", "replies": [], "depth": 1}]