I am looking for suggestions on where in BP or other resources to find & connect with operators, sponsors, etc. who have larger RE projects they are working on.

If not, you can get a lot of the benefits without doing much during the project.

Our last round projected a 18-22% return annually over 4 years. 

I'm not interested in home builders as this project will be much more than they can handle. 

I'm looking to kick my project off when that expires (if the town stops renewing the moratorium period)..

The numbers he projects on a return are quite promising.

It has sucked.The good news is that today I was presented with a 350-unit development project in Manor that I'm planning to get started on soon and I am actively working on some commercial development projects as well that should hopefully turn into winners. 

@Mariano Coccoz, of course, it'd be better if the total project cost could be kept to below $217k, right?

I’m in the process of locking in subcontractors for my latest project in Sparrows Point, MD and was wondering if anybody could recommend an HVAC company to install a new heat pump (or mini-split) system in a single family house.  

While some contractors work on a 1099 basis, I worked as a W-2 for safe harbor reasons (the IRS has vague rules about who is a contractor and who is an employee -- picking the wrong one can get expensive for the parties involved when the IRS disagrees with your choice).I also had to learn how to live on a lumpy income stream as a contractor (if the agency didn't have a project for me to work on [no "billable hours"], I didn't get a paycheck).