If you have the written contractor bids that breaks down the project line by line you can post it here and people can tell you where you're being overcharged.

What productive activity would you do?

But you'll get to establish a relationship with a local bank (or several) and potentially open the door to obtaining a business line of credit down the road once you have built up trust with the lender.

If you have a buyer at 500k and feel comfortable putting your reputation on the line, take a 10k fee and get out of there.Where is all the cash going anyways?

I only mention this because it was a great deal and had my ducks not been lined up someone else surely would have beaten me to it. 

@ Mr Garrett, thank you for the reply sir, id definitely be interested in future conversations / networking. ive lived here since my first purchase in Little Elm back in 2009, all have been purchases too reside in , im now interested in expanding too a few  rentals, possibly down the line land and build small group of Plex properties. very motivated and now making more time too becoming active here on the BP forumn. it is a pleasure too meet you look forward too more dialog.

The Line of Credit will have an adjustable rate. 

You could then perhaps pull a line of credit(which is great because you pay no interest until you actually use the money) and go find another one.This is what I would do(multi-family) if possible...but different markets will require slight tweaks in your strategy. 

But I have some other work lined up so I will listen when I can.

I know for a residence there are certain notices and time lines that need to be followed, but what about in this situation?