Offer the design team a piece of the equity OR pay a premium as incentive to keep to an established timeline (that is within their control). 

@Jeremy Bloom  the rag on the thermostat can be beat by placing a remote thermostat that is set to the legally required temperature with that remote thermostat actually controlling the temperature.

If you do it right, it’s arguably the best market to invest.Purchase: $80k-$130kRent: $1100-$1500 (no rent control in MI)1% rule: .9%-1.4% rule dealsCoc ROI: 5-12%Total ROI: 20-40%Cash flow: $50-$250/door (after all expenses and budgeting for maint, capex, vacancy)Appreciation: 3-10%+ (has been double digit for a decade)Location: C+, B-These numbers are based on the “sweet spot” in Metro Detroit.

Bay Area, did a local renovation where I was able to do walk throughs with the contractor, and have pretty good control of this property, can check on it multiple times a week.

It is complicated because these investments are long-term, illiquid and completely out of your control.  

So although you have HOA dues, sometimes it isn't enough and you don't have control over that cost (if it goes up, special assessments, etc.).2.

Networking through local meetups or REIAs can connect you with experienced investors and potential mentors.With your REITs as a passive foundation, physical properties could give you more leverage and control.

Even worse, the investor has no control.

This method gives you more control and is often a faster way to build wealth.Forcing appreciation allows you to create value rather than waiting and hoping for the market to rise.

@Devin James exterior looks fantastic