So for the first property which will cost over $1 mil to construct, there will be stacked loans, essentially $280K will come from loan assistance program,( the name is not correct but the same idea).

I specialize in small multifamily properties and house hacking working alongside BiggerPockets podcast guest Andrew Freed to help investors find high-performing deals in Central MA.My Background:  - Started in late 2019 I utilized an FHA loan to get my first 3 family property in Fitchburg, spent about a year fixing it up and soon after I refinanced. 

What loan?

If you did finance some of the purchase using a non-recourse loan, then you need to read up on UBTI/UDFI and there are some taxation benefits that the IRA can achieve since it now owes taxes in that scenario.

Hey Patrick, This would be a DSCR loan.

so you're recommending that my starting point should be finding a real estate agent, utilize theirbknowledge to learn about the process, and get referrals for good loan officers.

Points for the loan 1-2 points, so now you are in $3,413 roughly. 

(Even went beyond the second page of Google.)I have an investor who wants to partner on a deal by providing a loan for the down payment.

I'm guessing an investor who could afford an $800K house wouldn't have trouble getting a loan, but maybe they would like being able to make a small or 0 downpayment. 

I would look at buying 5 properties using loans that have some sort of value add aspect in a market that I believe will appreciate at the minimum of the historic national average.This may be a rather boring and unflashy answer but I believe it would be the best money spent in my current knowledge and expertise.