The question I'm up against is what private money is going for these days for a build with this much room for upside.

I am interested in utilizing space again for group meetings, workshops, and for clients who may still desire private space.  

Find a private lender who would give you that debt for a lower amount.

 Hey GUYSOver the years, I’ve worked on creating high-converting funnels for marketing agencies, and one thing I’ve noticed is that the core principles of attracting, nurturing, and converting leads are just as relevant for real estate investors.I’ve been diving into strategies that could help investors streamline their deal flow, attract motivated sellers, and build better relationships with private lenders.

For lenders, I have access to private money lenders or if you want to go the traditional route, I recommend checking out Coast to Coast - Jeff Weller. 

I’ve realized I need more passive options, and have moved to a syndication and private lending.

We do not have contacts with private lenders at this time.

If you are skilled in each of the areas above, and you have enough in reserves to cover the costs of when things do not go as planned, then you can likely attract money from private money lenders who want to get a return on their money and they see lending to you as a low risk way of earning a better return than in the other passive investing options they have. 

NMLS does not regulate private lenders.

I should have elaborated in how the utilities are handled.Septic is the only private utility, and thus is my responsibility.