Since I still feel like I am still in the educational phase of my investment journey I feel like I don't have the knowledge to talk to some of these more seasoned investors. 

Then there's the inspection/repairs phase (more negotiations) the appraisal (what if it comes in low? 

The phase after those purchases enlies the conundrum!

Here's a list of what we ask for in our LOIs and contracts:Operating financial statements for the property, including income statements, expense statements, capital expenditures, for the last two years of operation and year-to-date financial statements for 2020.Prior two (2) years tax returns and addendums for the Property.Current tenant leases, tenant correspondence, tenant credit information, tenant security deposit register, and delinquency report.Onsite staff payroll records to include salary, bonuses, payroll taxes, benefits, etc.Monthly owner statements and rent rolls for the past 12 months.Contracts, service agreements, and files pertaining to the property.List of maintenance all maintenance requests (complete and incomplete) for the last two years of operations.Real estate tax billings and assessments and other correspondence pertaining to real estate tax calculations at the property.Copy of Insurance Policy and claims documentation (loss runs).List of capital improvements and any and all necessary related documentation and warranties.All existing warranties and guarantees from architects, contractors, and material and equipment suppliers, all of which would be assigned to Purchase.Any existing environmental Phase I/II reports, engineering reports, soil, mold, radon, asbestos, hazardous substance, termite, or other tests, studies, or reports.Any existing appraisals.Itemized inventory of all personal property.Twelve (12) months of utility, water and sewer bills.Twelve (12) months of bank statements.Verification of additional income from operations including but not limited to application, pet, late, and other fees, etc.Copies of title policies, title reports, land surveys, site plans, deeds, or any architectural plans for the property.History of or pending litigation against the Property, its owners, or its managers related to the Property or the operation thereof.Such additional information, documentation, or access as Purchaser shall require

I would like to build 9 two story quads or something close to that, and probably in phases. 

You need to go through the plans and understand the scope and details and get multiple bids for each phase directly from the subs and material suppliers.

My business partners and I are developing a 15 unit residential housing subdivision.We're looking for an excel or google sheets model we can use.We're looking at bringing in investor money in two phases, 1 phase for costs like paying back initial partners, marketing, land clearing, civil engineer, perc tests, etc, and another phase for more heavy duty stuff like purchasing the houses, build roads, install utilities, etc.Who has a model for something like this?

Refinancing - When you purchase (as in the due diligence phase, not after closing) you need to understand your "take-out" strategy and how that will affect your timelines, and seasoning requirements.  

I would discuss with a financial adviser and put together a plan to create a more diversified overall investment portfolio that is done slowly in phases at the right time (in the mind of a financial adviser).

Looking for recommendations for getting a phase 1 in Central NC.