If you know any reputable HM lenders in your area ask them who they use for their docs.

I am in talks with a reputable company that signs up proteges in commercial RE, but I am struggling a bit with their terms: the sign-up fee ranges from $10k - $40k, and a definite 50/50 profit split up to $1M mark, meaning the individual gets up to $500k, which could come from cash flow, cashout refi, sale, etc.

Opting for a reputable entity within the industry is advisable, and seeking out reviews can provide valuable insights in this regard.When seeking qualification for a hard money loan, lenders typically scrutinize four key factors: company structure, creditworthiness, liquidity, and collateral.

I am open to getting a manufactured home and dropping it if necessary.

https://www.wave3.com/2024/02/29/modular-housing-manufacture...

Id absolutely love to work at the gigafactory in sparks or other manufacturing.I miss silicon valley when it was full of disc drive & semi conductor manufacturing.

The property is only an hour away from the city.   2nd  The developer has a sterling reputation for creating beautiful projects.. 

Based on my knowledge, your opinion, and what others have said; it may be best to hire a reputable architect as the builder will most likely outsource the design and mark up the cost. 

I’m willing to bet most investors here would not do something like that for fear of harming their reputation.  

I'd consider something with a longer manufacturer's warranty because they should last longer probably because they have a better anode rode to sacrifice and protect the tank.