You will attract fundraisers and charities who will hound you for funds constantly.  

We shoot guns and drink beer while planning a fundraising banquet. 

Account Closed I was talking to a Politician, the head of one of the board of real estate  chairs and a couple attorneys at a recent fund raiser for this politician.

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.

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.

You can look into flipping of wholesaling as a way to fundraise.  

I originally started out as a contractor for commercial developers but then later on I was a fundraiser for commercial projects - which grew out of an opportunity presented to a networking group I created.

They were very well liked in the community and through a fund raiser were able to purchase their first home.