How do you gain more confidence as an LP? By reviewing sponsor after sponsor, and deal after deal to uncover what sets apart the good from the bad. 
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@Diogo Candido Wow very cool you are doing the same type of project i am looking to go into!

More than likely the PM wasn't aware of the costs as most PM's don't understand project management.

How Ford’s BlueOval City Project Impacts Real Estate: A Setback and Opportunity for InvestorsFord’s massive BlueOval City project, a planned $5.6 billion electric vehicle (EV) manufacturing campus in Stanton, Tennessee, is a game-changer for the region.

Fine-tuning your savings, building a reserve fund, and running detailed ROI projections will help solidify your plan for long-term success.Good luck!

@Thomas Farrell if you have any experience managing property/construction projects, I would look in to flipping properties and keeping the once that you see an acceptable cashflow on when finished.

My rule of thumb when walking with contractors is if they talk more about themselves and past projects compared to what they will do on this project thats a hard no. 

A realtor who understands the numbers can help analyze the property’s projected cash flow and ROI, plus they might know local leads from probate attorneys or even “drive for dollars” efforts that can reveal off market gems.

I grew up in the real estate industry watching my father raise money with a PPM for large multifamily value add projects and a developments.

Large construction projects.  2.