I have multiple lenders that can do 100% financing for your short-term rehab loans and long-term DSCR cash-out loan options to refinance and hold the property once it has been rehabbed.

So before dismissing your options, you may want to consult an investor friendly Lender who is an out of the box thinker.

Maybe selling is the best option stop the bleeding and do something that is more risk adverse. 

Too many other investment options. https://www.neighborhoodscout.com/ca/san-diego/real-estateAs with any large investment, do conservative accurate underwriting before purchasing in San Diego.  

I know there are a lot of options, especially since they are family and willing to carry the loan. 

Might be time to have a conversation about expectations—or consider other options if he’s not the right fit.

I have an option in a 35 acre parcel that I am flipping to one of the major regionals here and its part of a 700 lot project the off sites are about 25 million.

Cleveland almost seems like the best option because of the affordability and rental demand, but worries me due to the high property taxes and lack of population and economic growth.

Quote from @Blake Winiecki: Figure out how much you want/need to earn, then reverse engineer it to see what options are available. 

Would a DSCR loan be a better option than a hard money loan for this project?