Generally, this type of counseling might have a little fee to it but it's well worth it if it protects you (and them). 

A property inspection or review of recent upgrades/repairs is crucial.Private Lender Terms: What terms is the private lender offering (interest rate, duration, fees)?

Make sure utilities are available, and that you have tap fees included in your estimate, as well as engineering (site plan), architectural plan, and other bits you might need to consider for your market (landscaping and costs of sale, for example).

For example, you can prepay for your marketing, your entire office rent for next year, your insurance premiums, your property taxes, your attorney's and accountant's fees, and so on.

Also, I assume a 10% property management fee in my calculations and based on initial conversations.

The "fine print" here is fairly sizeable upfront fees and high interest rates, relative to a traditional construction loan from a bank.  

No excessive fees upfront or during holding period4.

In my devious mind, I thinking like you that I hire a parking attendant, install gates and charge an entrance fee if I bought it. 

However, with this in mind, contact the closing firm and ask for an escrow fee sheet to ensure that it somewhat aligns with the standard title/escrow fees that other closing attorneys offer.

As an investor buying rental properties, the buyer should never have to pay a fee to purchase something.