So I don't gamble on it. 

Gambling on yourself in REI by liquidating your retirement without first having any experience, is very bad advice, imo. 

If you want to gamble on appreciation just go to the casino and put it all on red or black at the roulette table. 

I don't want to mark all BP emails as spam just to stop them. 

—it may go to spam).

but in my view it makes a relatively "safe" investment in cash flowing real estate into a gamble on appreciation.    

I feel as if this investment might be a gamble with this open permit, considering it most likely has to pass inspections before the permit is closed.

Of course, you can also just gamble and go with the cheapest PMC, but you'll usually get exactly what you pay for.

So as far as the percentage to compensate them - that really depends on who is doing what and for how long. 20% of a deal that will only get $10k of profit at the end isn’t very attractive - but that’s the gamble you take with equity.

I feel as if this investment might be a gamble with this open permit, considering it most likely has to pass inspections before the permit is closed.