Trying to purchase property for a small-scale permaculture farm in Southern Oregon-WITH DESIGN!

Greetings Fellow Permies!

My son and I are in the process of trying to buy 5.5 acres on the beautiful Southern Oregon Coast. The ultimate vision is to create a small-scale permaculture farm and demonstration site. The site has a shop (1000ft2), a pond, a well and pump, electricity, great sun exposure, is fairly level, and is a blank slate. Without a permitted dwelling and/or septic, we have been told that the land has "no value" and is not financeable via the conventional channels. We have also tried many, many non-conventional channels. The total asking price (on which the owners are not flexible) is $120,000. We are looking for an investor that would be willing to loan $30,000 for 5-7 years at a reasonably low interest rate. We have a business plan, developed during an attempt to secure a farm loan, a powerpoint presentation describing the history of the site and a water/sector/zone analysis, and a site design.

I'm open to any and all suggestions/alternatives. Thanks for listening and happy permaculturing!  

p.s. This is somewhat cross-posted to the real estate forum

https://goo.gl/photos/z7yENmDNHuDsQVLY9