Plus STRs are not the model for me.

I'd be looking at multiple structures. we try to build below the average new build cost in our market in Columbus Ohio which is 515,000 last year and we target land 40-50k and urban core adjacent where we get higher price per square foot. we build for clients with margin around $190 a sq ft depending on multi or single. we can get that down in our triplex it's a little higher on our single family homes because of garages and limited economies of scale. hope that helps. idk Philly but if you show me the area and styles of homes I can give you some more insights. 

Also, I'm a civil engineering expert in Building Information Modeling.

If it is a private money/ commercial style  lender, it is a relatively simple process.

You have to get someone who is familiar with them and would want one.Here is a pic of this style of construction.

I don't necessarily follow that model anymore, but it was a great place to start.  

Purchase price: $7,800,000 124 unit Garden Style apartment community located near Oklahoma State University in Stillwater, OK.

After building a portfolio of fully renovated homes I wanted to give this model a chance.

I don’t know if innovative per se, but I’ve been investing with smaller amounts (5k-25k) into large multi million dollar projects by leveraging the investment club model.

I guess they think these investors are accredited so a fee structure is a good model.