But I have never seen a situation were the concept delivery and accompany contracts and paper work was as Poor as this or non existent in many cases. 

I'm not talking about cosmetic fixes, I'm talking adding bedrooms within an existing floor plan, creating a second unit (like an ADU), etc.

It varies, but when retainage exists that will drive up the cash to continue to advance the project because borrower won't be receiving draw releases equal to their outlay. 

The PM in my mind has the right to lay out the facts as they exist..

They do exist.

In fact, during my short stint as an aspiring BRRRR investor, I successfully secured a pre-approval for a private money loan based on my net worth.Now that I’ve shifted to land investing, I’m wondering: Do private or hard money lenders exist specifically for land flips?

If you can't find an existing multifamily to pencil out try to identify something that you could add an ADU to or a larger single family home you can split into more than one unit using ADU rules.

For example, some areas SFH may exist but the clientele that move into them have to be comfortable with the neighborhood dynamic.

You have two options: attempt to gather these resources or collaborate with an existing team.

Looking for guidance on options. new builds aren't hard to finance and I would argue they are preferred to existing fix and flip loans, especially if you have experience. banks look at your experience, your builder's experience, loan structure, permits, etc you need to get an experienced builder familiar with advanced underwriting and negotiations with local, regional, and national lenders. in columbus we do ground up construction for clients at a 20% discount so they can BRRRR out of the new build with equity and we have pages and pages of data on what we build and why and it's all supported by market statistics.