Unfortunately real estate alone doesn't offer a ton of opportunities either in a traditional planning sense (i.e. not talking about 1031s, property managment companies, etc.)With active trades or businesses many times we can advocate for large retirement contributions into 401ks or SEPs which can save a bunch in taxes.

I have credit in the low 700s and am looking to make a large down payment. 

Not sure how large your budget is, but it could be worth picking 5-10 competitors each with their own ad group and trying this out with a $100/mo budget to see what kind of results you generate.

He's not cheap though but at scale I found those S&D places too time consuming. 

This could come from the state, city or even large employers.

The location on the river in a desirable area is what allows us to do this large of a project. 

Hi Adeel,I'm an "in-house" sales guy for a mid/large sized development and management company and absolutely love using my experience helping clients invest as well.

I'm planning on wholesaling to a large investment club who leverages very discounted hard money rates and buys all sorts of value-add things, or treating it as a flip.

My guess would be Pinnacle which is one of the large multifamily operators, but you should be able to look this up with the county assessor to know for sure.

There is an open house this Friday and my brother (an experienced flipper) and I will be attending so he can give me a better idea of how large of a project it might be.