I need a fraction of your courage. 

If you have to get great work done at a fraction of a price to make a project viable then likely the price is too high.More often there is a reason people are cheaper on estimates.

Tons of lots for sale in the development today at a fraction of what the nice people from all over the country paid for them from the developer. 

You and the investor can then separately decide how much of the note they want to buy at that yield (how many of the remaining payments) then just calculate what they would pay you for it to be a 12% yield to them.I think you already understand this, but just to be clear: there are "straight" partials (they buy the next X payments and after that the note reverts back to you for the remainder of the term) and there are "split" partials (they are buying a fraction of all the rest of the payments). 

In CA specific with the massive amount of population that has left LA and Bay AREA and has moved into these foothills locations that 50 years ago the population was a fraction.... 

You can make the apts small, finishes like tile, cabinets and counters are a fraction of the cost and that’s what separates luxury from affordable in my area.

Another avenue to consider is reaching out to companies that specialize in Fractional Interest offering. 

The cost is usually a fraction of google PPC.Direct mail has a longer turn around time, does not really have the "spontaneous-ness" of PPC, but when someone does reach out they are typically more qualified and tend to take action. 

Real estate values have not increased 4-5% historically, they have tracked inflation give or take a fraction of a percent.

@Tony @Tony F.A TIC (tenancy in common) is where you own a fractional percentage of the property and share in the profits and losses in accordance with your ownership %.