You could find another guy who has some capital and you could come along side him/her and use your sweat equity to get into the deal.

I have a property that hits a 4% rule and it’s not too bad other than a few hiccups here and there but that depends on how you manage it .

You're welcome to join us to find local deals, network and learn along side other like minded folks. 

Which equates to heirship issues, leins from the city for keeping the grass cut, interest in those leins depending on how old they are, and a host of other potential hiccups. 

Because I think real estate is peaking and expect it to slow or correct in the near future which may put a hiccup in your plan anyway.

Not sure how much tear down is, how much a decent new house build cost is, what hoops and cavaets and hiccups occur when a rookie is building a brand new home from top to bottom, without an established constructor crew.

I also prefer that the managers share the risk alongside me - via skin in the game and/or profiting only after I have my capital returned along with a preferred return before the manager/developer makes any profit. 

Learning experience so far but because i live so cheap and my house hack in Dallas has been great i can afford the hiccups. 

You must always keep atleast a line of credit open so you can mitigate risk for repairs and hiccups

PM me if you would be interested in seeing the deals and potentially working alongside me on them.