The construction project in question would be in West Philly, if that's helpful.

If your trying to redeploy your capital,  do you think that you can get more than 8.5% through other projects and could you do that more than once during that 4.5 years? 

This was the strategy I used for my last BRRRR project.

The place where you can add value with no money is a situation like: you find project A, it is a 120k purchase and it should need 80k rehab but you can get rehab done for 65k cause you can do some of the work and you know how to save on materials and you can manage the rehab. 

From there determining what you have budgeted for your first project.

A good designer and architect are key for a successful project like this and keep in mind these aren't cheap.There's a lot more details to consider, feel free to DM me for more details.

There's also huge development projects, many spearheaded by Dan Gilbert's Bedrock investment company. 

You’re a Project leader.

And banks dont care about our math projections and how hard do you want to work to prove your math projections..

I think a lot of people like those on the Forum are entrepenurial thinkers and can design ok on their own, but of course there are some people who cannot design a doghouse and will need you for the whole project, lots of those folks out there..... :-)