Your overhead and cost of capital are something to consider as part of your plan. remember if you get an investor to invest $250k but it takes you 3 months to deploy that  capital that is $5625 in interest you owe them, and say you can only invest $200k of it you are gonna have money always sitting on the sidelines.

We read what you said and we understand it entirely aside from the false accusations you tried to make in your paragraph.What do you want us to sit here and go back and forth with you on every single detail?

You should not be a sitting target.

Example:  Sitting on over 14 million in cash in just FUND III alone.5.)

We cant make smaller homes work in most markets and mostly build 1990 sqft homes.I DO see smaller homes selling significantly faster and larger homes sitting longer.

Nothing wrong with partnerships - I have used one to scale way faster than I would have on my own because he brought skills I didn’t have - but if you can do a deal on your own first to get a better understanding of the entire process it may help you identify what you need from a partner and what types of things should be in the operating agreement.As for the operating agreement, be sure you sit down with an experienced attorney who will help go over the dozens of scenarios that may come up and how you would like to handle them. 

And in fact, we are just sitting and holding onto lots until they are able to be fully permitted already as is.

Quote from @Alan David: i HAVENT MENTIONED THEIR PRACTICE OF WITHHOLDING ANY FUTURE EARNINGSON THE INVESTMENTS ONCE YOU MAKE A DISTRIBUTION REQUEST, IN MY CASE THAT IS TWO YEARS( SO FAR) WITH THE FUNDS JUST SITTING IN MY ACCOUNT DOING NOTHING.i IMAGINE IF THEIR FUND HAS A LOSS i WOULD BE  SUBJECT TO THAT TOO.  

Property was sitting on market and needed light updates (roof, flooring, paint) but was in a great area that allows STRs giving me multiple options when deciding on rental strategy How did you find this deal and how did you negotiate it?

Sitting around waiting and hoping will get you no where.Also, history seems to repeat itself.