However, my main question is how investors determine a reasonable target, especially since some investors with access to higher capital are able to target projects with higher returns than the easily accessible passive or traditional opportunities. 

Several of my questions were intentionally avoided and unanswered.- Documents were promised week after week, but never delivered.- The investment portal is not properly managed, kept up to date or actively used to track financial progress of LP investments.

The intent of my original post was to provide a factual, comprehensive review of your services and investment recommendation based on your extensive due diligence.

Likely, you won't be getting many clicks so look at impressions and see if those terms match the intent you're looking to answer when people search.

I thought about maybe converting the living room with a fireplace on the main floor to a 3rd bedroom, but I'm not sure if the HOA would allow such a big change to the layout.

What are the main differences in hard money lenders vs. private money lenders?""

I have a degree in civil engineering and 15 years construction, site development, and short term rental experience and am looking to shift my focus/career towards real estate development, mainly raw land although if there were a house on the property could include fix and flip.I plan to purchase 50+ acres of raw land with 1000+ feet of road frontage, have it surveyed and split into separate 5+ acre parcels for re-listing.

I presume your intention is to be an active investor who owns physical real estate and not someone who invests passively.

Is there anything I should focus on for the design / layout if the purpose is mainly for renting out? 

Main project was to take out the old boiler system and upgrade that for the radiant floor heat.