I read that private placements don't allow a guaranteed rate of return so how do you know what the investment return will be?

They can also help you determine rental amount and tenant placement.

I didn't get a precise understanding of those regulations.In that case, I thought the prospect's concern was legitimate, because he was buying a house and planned to apply for a home loan.

I see the precise answer I need in one of your links!

They get a placement fee for a new tenant, so how much effort will they put into renewing a lease if they can get them out and collect another placement fee?

Point being, I’ve been through the struggles of remote management, and KW is pretty much the best I’ve seen. https://www.rentfromkw.com/Some benefits- being able to get someone to talk to you (this is surprisingly hard with most)- monthly appfolio P&L for each door- thorough and timely updates on house or tenant issuesFee structure is typical, first month rent for tenant placement fee + 10% of monthly rents. 

What are the well known funds or individuals who put together private placements for land development? 

Don't cut it so close you can't sleep at night.You may be able to get the 3-unit under contract with a contingency of selling your flip, but that will probably make your offer less competitive.Otherwise, I would wait until you at least have your flip under contract (and have a more precise expectation of net proceeds) before going shopping again.The 3-unit property is not a one-in-a-million opportunity that just happened to pop up right now. 

Well one way is to start your own money fund and fund your projects that way, start offering 401K conversions into self-directed IRA's or simple create a private placement memorandum.

In my family, my brother is the only person who has gotten a college degree, I went and got a trade instead- I love precision machining!