Maybe you can get away with doing an LLC where members have voting rights proportional to their investment.  

Here in Florida partners in a real estate partnership are exempt from licensure if selling property owned by the partnership provided the partner receives a share of the profits in proportion to their interest in the partnership.

I'm trying to avoid hard money loans; I've heard rumors of bank programs where they will loan a proportion of ARV as a construction loan that becomes a mortgage after it is done.

Hence, when you sell, you can divvy up profits in proportion to your LLC ownership interest.

I have another development idea which is probably silly, but perhaps there will come a time for this idea.How about a building of say a dozen (give or take a few) energy-efficient, compact tiny condos.

We are able to do this because we are only 24 units, expenses run wild in direct proportion for the size of your building.

Dallas and Oklahoma City both have very strong and healthy economies but the price/rent ratios are not as good and Dallas has high operating costs (taxes and insurance) which will compact your ROI.

You will be surprised something like property boundary can blow out of proportion if not disclosed.

IE installing septic systems in many different scenarios and building a compact treatment plant for a subdivision we developed in Rural Nevada county CA. 

In a nutshell, he proported his niche to be "Student Housing," and he ran a program, with webinars, etc., and GUARANTEED funding for any student housing property you brought to him that met a certain criteria.