When you’re talking to prospects about investing with you, bear in mind that they’re talking to others as well, probably Financial Planners.

I'm a total REI noob so bear with me.

I just grinned and beared it as nowhere else would provide a HELOC up to 80% ltv.

With a multi-family it is almost always the owner that bears this cost.If you decide to provide this service for your tenant I would make sure you find someone who is local and reputable and let the tenant clearly know the type of services you will be providing.  

Thanks for bearing with my ignorance on this one, gentlemen!

I'd even be open to paying a (reasonable) percentage of the deal with the expectation that I'd represent myself, do all the work and bear the risk.  

This is going to be a little long-winded, so please bear with me. 

We have a title company contact who can write the agreement up, but the stipulations for equal rights and logistics for payment that you mentioned are definitely things we need to do more digging for a template on.What you are saying about wholesaling in the area sounds about right, but we will definitely be at least getting our feet wet for now on the researching/hunting/marketing side to get a feel for the landscape (and hopefully prep for the next bear market cycle).And yes, in my experience on various fronts, PG is definitely not builder or investor friendly! 

@A Bari - The property being sold really has no bearing on whether or not it conformed to zoning (or conforms now). 

All of this may have had enormous bearing on the GCs not wanting to undertake your proposed project, or, conversely, you could be exactly right.I think you'll agree you're well out of your depth on this one, and obviously nobody whom you can trust with the construction knowledge you need is there on-site.