No, unfortunately I currently do not handle ground up construction.  

I am still learning the various neighborhoods so I can't offer much insight unfortunately.

Before the deal, you’re wooed with glossy marketing packages and the sponsors will answer your questions with lofty ideals.However, when the rubber meets the road, the sponsor team needs to be able to execute on the business plan in the face of unforeseen circumstances.

I hope the city is considerate for those circumstances. 

There was also the issue of ever expanding landlord regulations in seattle,   and I have pretty much decided to gradually phase out my seattle portfolio.If the building was in a stable neighborhood it could have made sense to do the work it needed,   but given various circumstances including negative trend of that area of the neighborhood  (street camping and constant low level property crime) and townhouses replacing many homes in the area meaning the structure was worth zero and the dirt was worth everything,   it didn't really make sense to invest a lot in the existing building.    

I don't know any private lenders unfortunately, but interested to hear if you find one, I may be in the market next month.

Unfortunately, we are in refinancing our home for a much better interest rate, so that will probably lock us out of getting this deal.

Unfortunately Cameron's per sq ft costs do not reflect CT prices.  

Depending on your particular circumstance, the renovation loan could be less costly and more efficient than the hard money + refinance option.

Unfortunately, the IRS restricts Roth IRAs so that they cannot be transferred to anything except another Roth IRA.