@Jason Dubon I take the cost of all appliances and divide it by 5 (avg lifetime of appliances these days) to estimate annual cost of appliance replacements.

So, generally, they'll talk to you with rose-tinted glasses and have you drink the cool aid.It doesn't mean you can't find a deal though.

I am looking for an excel spreedsheet type tool that can lay out the details of a purchase of land + new construction deal that I can present to investors.Do you know of any tools?

Good summary of what your market is looking for but as we all know, each market tends to have its "wish / want" items which differ from market to market.Flow is definitely a selling point but make adjustments come with a cost. 

In the beginning I want to manage by myself to save cost.

It’s doable, just more difficult, time consuming, with a lot more “contacts” needed for each “sale”. 

Not all but a vast majority based on my doing deals in PA NJ WV OH SC etc etc. 

If that is the case then that is considered cost of doing business and I would advise that should be calculated in your costs/returns you provide to the investor.IF you are referring to the investor who is the borrower - then I would have included that cost in the loan agreement.

They make their living from this work and deal with more hassle than you can imagine, based on what I know from some of my realtor friends.

Private investors want to invest in deals they believe will be profitable.