Where I differ with most of the posters on this thread is that I feel solutions can be developed to address the problems and something similar to what the OP suggests would be viable. 

Is there a local developer/builder who might be interested in the whole package?

If this is your 5th deal you should have already developed a banking relationship with a commercial banker.

I use a spreadsheet I developed to determine my entry costs, carrying costs, cash flow, tax write offs, appreciation and exit costs.

That is just not realistic in this current market.So in my opinion it's important to expose yourself to a large number of deals, so you can develop an intuitive sense of what's reasonable and what's not (and quickly discard the ones that aren't).And it's true that there is no way to 100% protect from fraud (and not just in passive real estate investments but even in public stocks etc.).

The main reason is to incentivize affordable housing development.

Sales is a time-intensive venture, and it takes years to develop a pipeline of clients.

For example, here in Columbus Ohio, you have amazing macros (population growth, job growth, and companies moving and developing here like Intel headquarters, Amazon, FB, Google, Nationwide, and recently Anduril AND you can still find positive cash flow and the 1% rule here PLUS there's AMAZING appreciation potential.2.

The macroeconomics are blowing up and going parabolic - population growth, job growth, and companies moving and developing here.

Growing up on one of the Ranch's in Northern Ca my dad bought to develop 2k acres.