And the cash buyer wins, hopefully.There's definitely some flaws to this fairy tale solution.

They will typically ask for 15-20 % of the total project costs and at least 6 months of mortgage payments to fund your project.

Typically you need to be at least spec, and then perhaps you may want to go wider to ensure that it can accommodate large moving trucks, turning around, & so forth. 

Typical items to include in a partnership agreement include1) How income, losses will be allocated to each partner2) What would happen after the result of an unforeseen event(ex. death of a partner)3) how/when the partnership will disolve4) Who will manage the partnership5)etcOnce you have the partnership set up - the partnership will not be eligible for conventional financing.

Also keep in mind the price on a refinance appraisal is typically going to be more conservative than the actual market value of the property.

If typical finance avenues don't pan out, always check with credit unions. 

The cash  I put in the building is needed to fund my next project.What are typical terms of construction loans?

It’s typically quite challenging to make the numbers work to cash flow here.

When you get into commercial properties if this size, they are typically owned by a who’s who of tight knit developers in the area.

Vacancy period between tenants is 1-2 weeks and they typically stay 2-3 months.