The math said we’d easily make $150k/yr and more wouldn’t add to our happiness.

Being an agent who literally just put a FSBO under contract for some first time home buyers I will say this and hope it helps.You can list on Zillow easily, and you can probably pay to be listed on your local MLS.

@Hector Valadez a lot of investors are pouring into my market of KC - one of the few places you can still reach the 1% rule pretty easily.

I am just trying to be realistic, keeping in mind you may need to defend your claims, you want it to be substantiated easily. 

We are not worried about this amount and can easily cover out of pocket or longer if construction takes longer.Sale: At $950SF, the sale would be 3.8M.

The fact that you shared its not just about making it easy to identify the purpose of the postcard easily but, its also a matter of staying top of mind when it is time.  

I'm sure you will attract a lot of visitors for the nearby colleges and hospitals.I would reach out to some hard money lender brokers like Sherman Bridge, that will give you access to many different HMLs at once and you can easily compare their rates.A good local HML is Chris Misutka, I will DM you his contact info.Most HMLs can close within 2 weeks but they may require an inspection.

I can introduce you to my friend and get you more options easily. 

In my market, this can easily lead to increased home prices, closed transactions that had no inspection where there are a lot of issues that could have been identified by an experienced agent, and a bad taste in the consumer's mouth.  

With this degree of leverage, a correction could easily put you underwater in your mortgage.