I have plenty of friends using money to fund their projects and really, have no idea where the funds are coming from.

Without an asset management fee in place (and corresponding language in the operating/company agreement) there is no incentive for another person or entity to take the reigns and see the project through.Another important consideration is the probability that revenue does not meet and exceed the preferred return, in which case the issuer/manager would not receive a cash flow - this can lead to reduced effort and mismanagement of the assets. 

I have offered to help on projects since I have some skills in trades, but people don't want someone that can only show up for a few hours a day. 

The house building experience taught me a lot about working with contractors, negotiating, and project management that I would later use in my real estate investing.When we closed on the mortgage for our new house, we had the house appraised and we were shocked when house appraised at over $150,000 more that we had invested into the house.

I'm just about to start my first house hack duplex rehab project here are ideas I'm considering:-high efficiency toilet system-ceiling fans in bedrooms and main rooms-electronic keypad door locks-programmable thermostat-programmable electric bathroom baseboard heater

Also, adjacent to the Edgewick condo community, new construction project.

Also, a HML will not give you funds to purchase materials to get the project started.

I have a project in WG that I am negotiating and will need a GC. 

@Matt Shields I think if your plan is using the MLS, foreclosure lists, and other easily accesible means of finding deals then yes your going to struggle find projects that give you the margins you want.

Home Depot offers project loans up to $50,000 (I think) at 8% interest.