Consider different strategies like mid and short term rentals as I believe the Portland area would allow for success in both (although I have heard Portland proper is tough on STRs).Best of luck!

Quote from @Mani Sundaresan: If I’m financing a rehab project with a hard money loan, do I still need to issue 1099-NEC forms to my contractors—given that the funds come from a loan, which isn’t taxable income?

It’s also worth verifying if Beaumont and Port Arthur have any specific contractor registration or insurance requirements, as local compliance can sometimes impact project timelines. 

there are several posts on here about capital calls. without more information it is tough to respond but typically a capital call is because the offering is having issues with cash flow - whether it is because a loan is becoming due or some other reason - that is the primary reason - needing an influx of cash. can you provide more details?

I would not use our money for the next project.

Also, the ability to find good deals with an accurate budget to complete the project up front from some good project managers/general contractors.

There are plenty of entry roles from cold calling, scrubbing data and find deals for investors, leasing assistant, work on construction sites, office admin, project coordinator, Title assistant, RE photographer, transaction coordinator.. on and on. 

If you're looking for something turnkey it will be pretty tough. 

If you start a JV in name but do not give your partners proper control and decision-making rights and the deal goes bad you open yourself up to serious consequences which can lead to SEC violations with extremely high fines.Lastly, you can offer the project up to investors who have no voting or control.  

If you were only going to net 10k and the fees male you a lose then it was never a good deal.If you keep project costs less than 72.5% of the ARV then no lending can screw you.