The desire for 10% down comes from maybe being able to do it this fall instead of three years from now--financially it might not make sense, but extra time with family is priceless.

Assuming this is in fact a good deal, and your friend is a qualified GC, instead of trying to be the lead investor, he should be searching for someone who has the balance sheet to take down this deal on their and be a transactional participant.

Additionally, how are you navigating the refinance stage, with lenders tightening up are you still Able to generate your desired profit by refi? 

Of course, I can try and bring some value to the table (still working on it haha).I've tried Propstream and found that it's a decent tool to search for markets, but not as helpful when measuring ARV's.

You'd be surprised, sometimes there are buyers who just want to own a piece of land, even if it's not the most desirable and of course price is a factor.

This property’s location in South End is a major win—walkability to shops, restaurants, and the light rail makes it very desirable.

Just go through them, select the renovated/closely matching ones, and enter them into a model.Here's my fix & flip model, you can see the comps entered and some quick stats below them: Then I use that comp data to adjust the Sale Price in the model to what I estimate it will be (double check the resale $/sf is in-line with the comps), then adjust the purchase price until I hit my desired return level. 

., making the real estate there incredibly desirable.

I did a quick google search yesterday trying to find one in my area and got a lot of corporate type responses eg fill out this form and check the website etc.

In addition being able to do your own searchs and one thing out west here that was very productive for us/me was just going through the big Plat maps ( the actual mylar / paper ones in the day) We could find shadow plats.