I am in talks with a reputable company that signs up proteges in commercial RE, but I am struggling a bit with their terms: the sign-up fee ranges from $10k - $40k, and a definite 50/50 profit split up to $1M mark, meaning the individual gets up to $500k, which could come from cash flow, cashout refi, sale, etc.

Opting for a reputable entity within the industry is advisable, and seeking out reviews can provide valuable insights in this regard.When seeking qualification for a hard money loan, lenders typically scrutinize four key factors: company structure, creditworthiness, liquidity, and collateral.

The property is only an hour away from the city.   2nd  The developer has a sterling reputation for creating beautiful projects.. 

Based on my knowledge, your opinion, and what others have said; it may be best to hire a reputable architect as the builder will most likely outsource the design and mark up the cost. 

I’m willing to bet most investors here would not do something like that for fear of harming their reputation.  

You may also want to think about employing reputable property management company for your remote operations.

In addition to the military bases, they have a number of reputable hospitals too.https://austin.culturemap.com/...https://realestate.usnews.com/...

I just researched them and they have a really bad reputation...

If he knows you might threaten his reputation he might be more inclined to do the right thing.Get those quotes documenting that this was the builders fault to back you up.

What is their reputation and samples?