With this data, develop your own lead gen system that works.

Is there a local developer/builder who might be interested in the whole package?

Since the distributions are from a preferred return they are not guaranteed payments. 

If this is your 5th deal you should have already developed a banking relationship with a commercial banker.

Guaranteed value appreciation or maintenance.Although you said you don’t mind high risk.  

What is your Guarantee?

However, you have to invest in specific communities where they are encouraging development.

-OOS investors rely on service providers like agents and PMs and think they're guaranteed an outcome instead of just paying a fee for a service.  

Here are a few things that I like about the neighborhoods in Indy compared to other states: high rent-to-home-value ratio, consistent and gradual city development, relatively low property tax and insurance cost, affordable renovation service cost.

I recently started a small scale real estate development company here in Pittsburgh, HeyDay Development.