Since it has all utilities was there a house on it at one time? How much are they selling the land for and how much are you putting down? Since the amount you mention is small, is there a possibility that the owner will carry a note for a limited time with a reasonable charge? Also, there are lots of other things to consider when purchasing land. The well should be certified for flow and potability. The septic should be certified that it is functioning and still has capacity. What do you plan to do with the land? If it is to farm, will the well provide enough water? What are the rules for the land usage? Different counties have different codes for what type of dwelling is allowed on land. All of these are questions that need to be answered before you purchase. You will need to look for a specific type of lender that is familiar with all the above mentioned things and come in with a sizable down payment before they would even consider loaning on land. I hope this has helped you in some way...if you have any questions or would like to talk...my number is 661-431-4194.