Why would someone give you any money and more so, why would you take someone you know's money when you have no experience, no game plan, and a misplaced idea to buy distressed which is the hardest thing to buy and salvage for new investors?

land game can have value add like you suggest..

After a couple deals under belt, then take out a massive line of credit and grow fast with the all-in volume game. 

Last thoughts on being a GC, if you have a track record, it's very encouraging for investors to partner with you as you have skin in the game and can show them previous projects you completed successfully.

Section 8 changed the rules of the game recently.

If the name of the game is "be the biggest idiot," it's ok to lose and let someone else "win."

I was doing reviews for a specific company as use for gaming demos due to it's compact size and LED/Laser light source.

Also makes them put skin in the game.

However, that's cheaper than hard money and it got me in the game.

If just starting out maybe do a small flip with a good mentor in your local market or buy your first rental to learn the game and start building that wealth.