First Boston investment, over my head- NEED HELP

[Nicolas Beaujean]

Investment Info:

Small multi-family (2-4 units) note investment investment in Boston.

Purchase price: $50,000
Cash invested: $61,200

In way over my head on a 4 unit ground up development in boston

What made you interested in investing in this type of deal?

4 Condos
This is my first investment in Dorchester MA, it's raw land and we're going for 4 units. I worked out a deal with the land owner to do a joint venture, we're giving him $50,000 up front which we get back when we sell the units and he gets one for free free and clear. Total construction costs are going to be about $900,000 for 4- 3/4 bed/2.5 bath units all around 1,300-1,500 sqft each. It's 7 minutes from two different t stops and right near UMASS. 5 deeded parking spots

How did you find this deal and how did you negotiate it?

We originally had a P&S which the seller backed out of through a loophole and settled on partnering

How did you finance this deal?

Hard money loan for $61,200 12% and 2 Points

How did you add value to the deal?

Trying to get through zoning and construction

What was the outcome?

We're considering getting an easement on the landowners neighboring property for additional parking.
Here's the monetary info:
Purchase price of land: 50,000
Attorney, closing, other fees: 11,200
Construction cost: $900,000
ARV: 1,800,000-2,200,000
Zoning: 2 units seeking relief for 4 units
4500 sqft lot
Would love any possible!

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Honestly, my realtor was terrible and non responsive. My attorney was amazing more than happy to share her name. My architect has been pretty good too but I feel like he overcharges, but honestly am not sure and am more worried about relationship building. Amazing design work!