I'm trying to raise funds from my family and I am being asked to produce pro-forma scenarios at 2, 5, and 10 years which should include IRR and ROI.

In 2021, my company earned just under $1,000,000 in net revenue and I personally pocketed about $325,000.

Right now you have $1,000 in cash flow that can be used to fund other projects (seed money), pay you in profit to supplement your lifestyle, or fill in any gaps for underperforming properties.  

It may be that a conventional loan product is better to start, but i just have to factor in the longer runway to getting funded (e.g., underwriting, etc.)Let me know if there's a better way to think about this.

I know people who do this and I do not believe there are issues with it, but speak to an attorney and they should probably notify the company if they are an employee of that company that they are doing this.

Example; I am invested in a fund that does active option plays on Tesla.

I found a good turnkey property company out in Memphis.

I'm really busy with my w2 job working all the time to fund my investments. 

The reason is because the companies that back these assets, and some others, have a 1:1 between their tokens and the USD (I'm unfamiliar if EURS, THKD, and stables of other fiat offer 1:1).A possible scenario would be that you offer the seller to pay in a stable coin, like mentioned above.

How you funding it?