This means an investor that commits $100K contributes $37,500 at close and $62,500 at construction.  

sub to is simply taking over payments, it is not assuming the loan.hope that helps

Any help or advice would be appreciated. 

For this reason, I often recommend setting up separate LLCs for Illinois investments.

I hired my own expert and discovered these issues did not exist but that the expert the 3 buyers had brought in wanted to be hired to do the work so they blew them out of proportion.

Aside from grass roots networking, what technology can help me find pre-market deals?

Their guidance can help you avoid common pitfalls and accelerate your learning curve..

This will help you close deals faster.Focus on marketing and lead generation to find motivated sellers—direct mail, driving for dollars, and online marketing all work well here.Know your numbers—being able to accurately assess the value of properties and make solid offers is key.Network with other investors and professionals—attend local REI meetups, connect with title companies, and build relationships with hard money lenders.Feel free to reach out if you ever want to chat more or exchange ideas!

BiggerPockets is full of resources designed to help you along your journey, whether you are just getting started or a seasoned investor.

I hope this hleps!