I mean to me this is nothing money. 

When you start raising money, the kinds of investors you're going to get are individuals who want to make a better return than the stock market. 

What you have is money.

As for being a hard money lender.

This is advantageous bc later you have a third party loan (not your personal money) so seasoning period is 90 days to DSCR out. 

At the end of the day; you need more money to do something like this.MAX LTV on new builds is 80% LTC, Meaning if the build is $550,000 and Land is XAdd ($550,000 + x ) * .8 = LOAN AMOUNTYou would need to come in with MINIMUM 20% of the cost in addition to closing costs and reserves, $80,000 is not going to cut it for this project.

I would try not to tie up any of the principal in down payments.Personally, I had a family member do this same thing, but they used an investment portfolio as the collateral instead of real estate.If you play your cards right, this might be the only short-term money you ever need.Please let us know what you end up doing.

At this time I really like the guaranteed money!! 

Keep in mind, you should have already had a conversation with the hard money Lender to know their terms and process, and be ready to perform. 

Hope you don't put down large earnest money deposits... these guys will make sure you lose them!