After losing my son and his mom, I realized that my time with him was cut even shorter because I had to spend most of my time at a job that I didn't even like.

You can have an attorney draw up some kind of partnership agreement, but that also cuts your ROI and increases your expenses potentially for tax advise. 

I guarantee you can find a younger, more upstart builder in your market who would be over the moon to have a PARTNER in things to pump up volume in a rapid sense, and would cut a far better deal.

My survey is 7 years old and we cannot locate the stakes even after cutting all brush back.

We manage the projects and the subs entirely ourselves as well, so nobody else gets a cut of the profit.

My issue is that we are finally through planning and I am at my last step before construction which is obtaining a curb cut permit from NHDOT.

I am thinking of cutting ties with the PM. 

However, lately I have been seeing appraisals come in lower than anticipated so be prepared for a value cut (Subject to your market of course)Lastly, you can do a delayed purchase and use 100% of the initial cost so as long as the loan amount does not exceed 75% of the new appraised value.

If you are just starting out, get your finances in good shape because it's likely going to be death by a thousand cuts getting a property to market. 

If you don't want to get your lenders in trouble, pick up a copy of Lend to Live in the BP bookstore for both of you to educate yourself on how to do it the proper way so that it's a true business transaction and not cutting corners just because you know each other personally.