Doing a roll up loan (land acquisition, soft costs/permit, vertical) over a 3 year cycle is too much risk for any private money lender in this market texture and I'd be confident to say that, even if they are a local HI lender or a lender who is very comfy to lend in HI.

Do the math.Yes taking money out of your retirement account is a sin for most people.Just make sure you don't buy jet skis and put it in cash flowing assets like rentals or syndications.

My advice is creat a project whether it's real or not and get pricing on that project and use that as a baseline so you can scale up or down as needed. also in order to get accurate estimates from contractors without going through weeks worth of back and forth it is best to know trade slang and the major factors affecting each trade ie drywallers will need square footage and finish texture or the fact that roofers bid things by the square(10x10=100sq ft).

I enjoy my day job and real estate, but mountain biking in Utah and jet skis on the lake sounds pretty nice, too.

Cracks in the foundation wall will be filled by using hydraulic cement and a rolled on elastomeric waterproofingmembrane will coat the entire foundation where exposed- Sewer jet the drain tile and downspout lines from the trench- Install new PVC drain tile with cleanouts, and downspout lines- Schedule inspection with city building department- Backfill with #57 washed gravel to 18" below grade- Reinstall concrete where removed- Reinstall existing topsoilEstimate $20,755 As everyone is so booked out these days and we are under discovery phase deadlines, they could only give us a range for replacement of the retaining wall of an additional $20-30K for a subcontractor excavator to remove the existing retaining wall and replace it. 

They may be able water jet the lines or they may need to be lined.

Single paint color throughout, textured drywall and stucco, mid tier vinyl plank flooring everywhere except bathrooms which are standard tile, pre-painted shaker cabinets with plywood boxes and quartz counter tops.

If you have a jetted tub they are usually larger and if so I would go with the 85 gallon model.  

At an airport with a good amount of traffic in and out and limited supply they are a great investment.. especially if the airport caters to Turbine aircraft or light to medium Jets.. those that own those aircraft will buy/rent a hanger Most all of the time.. your not going to take your 5 to 10 million dollar airplane and let it sit on the tarmac in the weather. the Hangers go from ( Mine) no heat no cooling but big enough for our 3 planes and ton of other stuff..

Next is compound in the drywall joint material or the texture.