Interestingly, insurance companies have flat amounts for just about everything, based upon zip codes.Once owner got their funds, they proceeded to nickel & dime us for every and any bid item we gave them.

Being new to the area, finding subs to bid jobs at a reasonable price is probably going to be one of your major challenges. 

Clients call with a retail mindset that I bid a project and it is a 'fixed fee'.

Well except for the premium bid amount.

you might have to call 10 or 20 just to get 2-3 bids. 

I am very pleased with my NW contact though; She answers her phone every time or calls me back right away, helped me find contractors and get bids, helped me find property managers, help me understand their '212 Loans' program, so I feel like my hand is being held through the whole cycle.

Do you have the cash to bid? 

As for the construction of the park, the plans will be put out for bid as a negotiated job upon completion, and we will be using a third party, general contractor to perform the work.

Go to Home Depot and ask about the bid room program.  

If not, bid lower, if so, give them what they want for it and secure the deal.