I try to make the average of 5 years of the project to be over 15% cash on cash return.

Furnish it like you would with a STR, but find gainfully employed tenants such as travelling nurses, project managers, visiting professors and such. 

Back story:I currently have an accepted offer on a project in Waialua.

In addition set up a rehab escrow  to  fund the project.

We need facts, circumstances, and either actual or projected numbers.... 

I have offered them on projects.

I'd like to hire a GC to do the remodels and be as hands off as possible as I have 2 other major projects that I'm currently working on.

I am looking options on who can finance with a construction loan, as well as any advice on how to project soft costs, hard costs, and other miscellaneous fees. 

Maybe after several years of stabilized rent history, you could refi and get some of that cash out, but not immediately.Unless this project is in the nicest areas of New Orleans, you'll be lucky to get more than $1200/month per unit (long term tenants). 

Then take that signed contract to another investor who can take on this kind of project.