I individually priced all my materials and got several estimates from contractors.

I came up with $385,000 to build for material/labor.

If you're still interested, take a trip to the site once ground has been broken.The flashy marketing material for a new development is great, but don't put your money at risk for something that's likely to vaporize.

Materials have increased more than 20% in the last 5-8 years.

Promote Structure - This is usually if you guys have 1 person who handles the majority of the business and the day-to-day operations.

What is the best way that you have found to tell them that you need labor & materials separate, so at tax time you can send them a 1099 for labor?

It DOES state this in the PPM, but is glossed over in their marketing materials.

I have spreadsheets filled with material lists for every phase of the build that includes pricing for materials as well as labor, and sources that I use for them.

I believe the point of contention with many who were on the OP's case in the older thread was his unwillingness to disclose his role in the promoted projects in his BiggerPockets profile.

A good baseline is to calculate material costs (e.g., $300 for paint and supplies) and add a fair hourly rate for labor.