and was looking for all the possible pitfalls I should expect as well as all the possible safeguards I should insist on.

Our city has some hills and retaining walls or walls in general are very very sensitive to our city inspectors so that's another hurdle you may be weary of. 

With that said, I would put safeguards in the deal in favor of the investor such as preferred returns. 

Everytime, no matter who I speak with, I am told this is sensitive information and illegal for them to give out.

Real estate is local and time sensitive.

Since this is time sensitive I wanted to ask what are investors looking for in a project that they would invest in?

If you establish the plan with a qualified custodian that offers self-directed Solo(k) plans, you will have them as a safeguard for compliance purposes.By the way, the advantage of a Solo(k) plan over a self-directed IRA is that Solo(k) plans are not subject to unrelated debt financed income tax.

Sometimes the hardest part of closing on a deal (especially when it's time sensitive) is the banks, trying to close on a mortgage.

I set up mine with Brian Eastman of Safeguard Advisors.

When you’re done reading his posts, tell me if you didn’t “hear” him preach about losing one’s proverbial shirt IF the PROPER due diligence and safe guards aren’t set in place.I’ve thrown down the gauntlet pal.