In the meantime, Keep me posted if you find a solution using your townhome before the 10 year milestone!

You can charge the contractor LDs for things such as days past contractual substantial completion or missing milestones which could lead to a delay.

Ideally trying to stay away from conventional lending since they require the GC to manage the entire project and GC's in the area are incompetent. 40 homes under my belt in another state that doesnt require GC and I have a GC that will manage some of the project under our platform to use their license, quality control, but not to mange subs/payments.Id prefer to pay for details out of pocket and get reimbursed at milestones from the HML. 

One of the most valuable resources I've used in my short investing career is seeking advice from people on BP that have gone through the same milestones I am trying to reach! 

If I am in this situation again I would build in some very specific milestones into the contract to force on time delivery.

You can also set your project up on milestones, so they get paid a percent at each step. 

They also accomplish different goals, and depending on what your ultimate goal is one or all may or may not help you get there.Wholesaling is not a gate way to flipping and flipping is not a gate way to rentals, they can be used as a tool to get you to a milestone along the way but they are not required. 

And it's leading to other problems - homelessness (or housing insecurity, generally), debt, delayed life milestones. 

My goals in doing this are:- Teach them the habit of investing a part of their earned money (I'll make it so 33% of their allowance goes to the properties equity)- Once they become age of maturity allow them to do what they want with their equity      -sell their equity at appraisal value back to me or one of the entities that I control,      -keep investing in subject property incrementally,      -become manager of the property as a job- Award them with equity at milestones in their lives, like graduating, starting their first job, etc.I am wondering the best way to structure this deal so that it is legal and doesn't allow me to 'steal' or 'misappropriate' the equity or money of my children. 

Should there be more specific milestones like flooring, appliances etc?