We have consulted with a real estate attorney who suggested negotiating with the landowner.

To really understand all the critical considerations about the borrower you should review prior to funding, I suggest you check out my book Lend to Live: Earn Hassle-Free Passive Income in Real Estate with Private Money Lending published by BiggerPockets.com.

If the delay results in you not meeting the state deadline, then I suggest you make the PM pay for it or file a complaint against them with the state.Everything has an expected life span.

I would suggest a duplex or tri or quad instead of a single family property.

Another suggestion someone gave me was being the bank and act as a private lender at 8% to 12% interest - you would need to vet the investor and project carefully and financial transactions are done through a title company. 

My suggestion would be to select someone with the most forum posts or most reviews.

My feeling is, if I wanted a house that backed to a park that is what I bought, and if other people wanted a house on a road, they should buy one and not destroy the neighborhood to put in yet another “luxury” cookie cutter house.I feel the same way about homes that are perfectly wonderful and function beautifully with separate rooms that have tons of character.

Im wondering details how commercial loans work.  

thanks @Brian BradleyIn regards to an umbrella policy, what do you suggest an investor get, in terms of coverage, in relation to his or her net worth?

I have a Google Sheet that I'm using to track different elements of the project but I'm wondering if folks have success using other software that they can share with me?