I'll sketch out the (current) terms first and then lay out my concerns/questions:Proposed Terms/Assumptions:- I contribute my land to the project receiving accrued interest at end of project (at rate similar to hard money rate).

It's a fine business model as long as you don't mind your tenants paying fees for your use of the software. 

I read briefly that the interest rates are higher?

It takes in account just about everything to give you a livability score.https://www.areavibes.com/Here is my rating & classification for each livability score.80 and above A+78/79 A76/77 A-74/75 B+72/73 B70/71 B-68/69 C+66/67 C64/65 C-60/63 D59 and below F

If they are asking for any upfront fees besides the appraisal, -- Run! 

So I had to pay the subscription fee.

As this is a huge factor in determining the LTC & rate of the project.

Their properties run roughly 10-25% Cash on Cash return and 7-11% CAP rate.

He is putting in 15% of equity as his family office as a TIC, tenant in common to the deal via a 1031 exchange, so that aligns him with LPs better than 99% of deals out there, also GP fees are fair to reasonable, 8% pref, then 80/20 and then for >14% IRR, they split 70/30, so better than 95% of last 100 deals I have seen.

If you want to BRRR there are lenders who will offer you a hard money loan that converts to DSCR once your renovation is complete (and it will save you some money in origination fees staying with same lender).