The high end would include lunch seminars, targeted direct mail solicitations with expensive brochure/book, in person meetings with potential investors at those investors locations, referral fees, possibly salary for marketing person, travel expenses, hotel suites in different cities, etc.The market for fund raising for private syndications has become much more difficult in the last two years.

Realistically I can't fundraise the amount through family and friends.

My wife has worked for several non-profits in Philadelphia and there are oodles of ways you can volunteer your time whether it's helping at fundraisers and events, tutoring, helping the clients fill out applications of all sorts, etc.

I say this not because I give a rats tail about someone fund raising, but rather because you will want to remain in compliance with SEC securities laws when it comes to fund raising.Google "SEC Regulation D" 504, 505, 506, Reg A, and Reg A+ and you'll quickly see why you may not want to announce you are fund raising.Go tie that sucker up, and get'er done!

I've seen some fundraising services as costly as 10% of the total loan amount

This will be uncomfortable but it will prepare you for the fund raising you'll need to do later down the road.

., real estate agent, property manager of others' units, real estate investor, and fund raising sponsor).(2)  You must absolutely know the deal's numbers backwards and forwards.  

If you go to this link - https://www.eskerproperties.com/about.htmlyou will be able to view a presentation I gave around five years ago as a part of a fundraiser about apartment investing. 

For a bigger picture outlook on fundraising in general (not necessarily securities laws), I am reading and enjoying an older book, "Rich Dad's Advisors: OPM: How to Attract Other People's Money for Your Investments--The Ultimate Leverage .

At that point I will sit on the board and continue to help with fundraising.