We had lunch a while back, where he told me he drops 10,000 direct mail pieces each and every month. 

If this was a million dollar piece of land, thats an issue. 

My biggest piece of advice for you is to get started.

I wrote a piece about them a while back: https://www.biggerpockets.com/blog/pushing-back-against-real...And I'd also check out James Jani's great video on gurus:That being said, I don't know anything specifically about Thach Nguyen or Jake Leicht so I don't have an opinion on them specifically.

And the puzzle includes many pieces that need put together.  

Fees, waterfall structure, is a huge alignment of interest piece.

The thing I consistently struggle with is art, especially big pieces.  

That's the toughest piece. 

I have pulled bits and pieces from forum posts to build my own spreadsheet much like you have.

Last piece of advice is to raise additional capital because shortages while building ground up can be a painful proposition.