You're on a great track - best of luck and definitely utilize BP as much as possible! 

First, I looked at the most common solutions: Quickbooks, Stessa, Digb, RentRedi and finally went with Stessa because it was free.

Did they also do utilities and roads, or was that left for builder? 

Most likely raising funds from passive investors would utilize a Reg D 506 b or c safe harbor exemption from registration.  

I feel this gives me the flexibility to find the right solution for my client and not just sell what my bank offers.I'll also throw in my 2 cents on common differences I've seen in my career:CDFIs - Because of their subsidized financing structure, they have the ability to be a low cost lender (and sometimes provide grants).

We decided I’d utilize an FHA loan to buy my first property.

Water issues are the most common. 

Replacement homes will be climate hardened, smaller, functional and include consideration for the type of infrastructure, architecture and sustainable/durable materials utilized. 

Since I was only filing on major things like underground utilities, fires, etc.

But in terms of the upfront fee, this is actually common in a commercial loan.