Is it best to approach an architect or a land developer for what I am proposing?

Encourages Larger Investments: By offering higher returns at higher tiers, you incentivize investors to allocate more capital to your projects.Builds Long-Term Relationships: Investors appreciate being rewarded for deeper commitments, which helps foster trust and repeat business.Scales with Your Business: This structure can align with the complexity or scale of your projects, ensuring that you have the resources you need while staying competitive in the market.Key Benefits to InvestorsSecurity: Deals can be secured by tangible assets, such as a deed of trust or promissory note, providing peace of mind.Flexibility: Payments can be structured to suit the investor’s needs—monthly, quarterly, or upon project completion.Attractive Returns: With returns starting at 15%, investors often see better yields than traditional investment vehicles, like stocks or mutual funds.How We’ve Implemented ThisThis structure works particularly well for our large renovation or development projects where multiple investors may be involved.

Whoever gives me the most business and has an excellent close record will first be presented with off-market opportunities. 

With rates high, I don't see much changing in the market as buyers struggle to afford a mortgage. 

Managing 17 shopping centers and selecting sites for new developments is no small feat—kudos to you!

As-is cap rate of 7.5% in my market (kc) would be pretty awesome to buy. 

You can arguably make it work in any market.

Do we focus on flipping, (currently we have actually been trying to do this, but we physically can't find enough contractors in our smaller market <100K population to do that much work).

We've been continuously improving it, but it has been working exceptionally well for us since we hired a developer for the complete build-out a year ago.

I would just be careful hopping back in now as interest rates and low inventory are making it very difficult if you aren't finding your own off-market options to buy.