The lenders I have historically worked with have not punished my rates/fees for new construction, cash outs, etc.

This might be my favorite color scheme. We call it the “Toph” package.This is for the Buyers who like the "Earthy" vibesThoughts??

This applies to house hunters for construction crews (or high-value individuals), insurance claim relocation specialists, and nursing contract placement coordinators. 

When you are the money and they are the work, they can add up their construction costs higher to push more to their side without you knowing.You are really saying you would like to be a lender on someone's project.

As of now, my general plan is to find a local realtor online who is experienced with real estate investing (and has investment properties of their own) to help me find a good local deal (goal is 20-25% return on ARV), get a hard money loan, aiming to rehab/repair/extend the property with my father (both have construction experience) within 4-5 months, and as for the loan exit strategy either sell or rent (depending on the deal). 

I am a construction manager for Lennar Homes, I build single family residential homes and multi-family townhomes for them.

Brand new construction rents at a premium. 

For example, Norman Construction Services and JDS Contracting have solid reputations in the area and are known for both residential and commercial work.

This would be a non recourse loan (for a downpayment on a new construction property) so we wanted to consider something other than our HELOC (that has a variable interest rate attached to it). 

I know Sherman Associates have completed a number of affordable housing projects in Duluth (and were recently navigating another under construction in Lincoln Park that ran into some difficulties).