I think we're a bargain at the $13.90/sqft that we're going to propose that bakes in this guys commission.  

You think it will be passive because you are planning on hiring property managers, but that's a big cost for one property and you still have to manage the manager or your cash flow will dwindle.The way you are proposing what you want, you may get caught in a turnkey funnel and end up with less potential scale on the investment than you had hoped.

At acquisition the seller would be in first position on the property - you're then proposing to have him bumped down to second position by bringing in a construction loan.

Jumping into the latest buzz around the real estate world, the National Association of Realtors (NAR) has proposed some changes that are pretty interesting and could really shake things up.

If you're considering a 4-tenant retail development, I'll assume you've already performed a fair amount of the preliminary due diligence and evaluation such as:* identified actual demand for the product type in the market you are considering, along with supply in process within competition area to the proposed site.* understand current market rents for the type of tenant and construction you are considering, and at your specific location.* understand delivery timelines, TI schedules, and general construction process/permitting for you and the end users.* have identified the most likely tenants for the development in question, and understand the building criteria each have for spaces.If you haven't answered "Yes" to each of the above, I would recommend pausing until you have the above nailed down.

I negotiate with tenants on the spot all the time, if they want something different than what I want, I don't reject them, I propose something to accommodate but of course, I get paid for the accommodation.

And it looks like Colorado is going to be one of the absolute Worst states for landlord protections if the proposed legislation goes through..

The proposed changes (if implemented) would fundamentally change Single Family zoning in Reno, and could make the prospect of properties completely different here. 

It sounds like your proposed solution is solid.

While what you’re proposing can be done, it won’t be with the money of anyone with financial/investment knowledge,