Maybe I’m wrong, but I doubt it.Again, I don't comprehend your ignorance level on some of this stuff as it is not top secret stuff, it's common knowledge for most brokers.... 

If you are able to do this at the municipal level and your numbers are correct, this would be a good investment, but there are a bunch of assumptions here.

My thought was that since I was simply loaning him money and wasn't otherwise involved that that offered a level of protection as well.  

I'd ask around some GC's that are higher level they may have some decent project management/financial tools if they're at scale.

My objective is to buy about an acre of land, that is already leveled, access is being done, and utilities are going to be 5 feet from the property; and then build 3-4 shell retail spots on my plot, owner occupy one of them with a business and lease out the others.I am meeting with a developer this weekend, but have some wrong numbers regarding the average cost of building a shell space. 

But that depends on the level of rehab, price point and so on. 

I think the person in the mirror has reached the top of the knowledge limit and needs someone that is an expert to move me to a higher level. 

@Elisha JohnstonFrom my experience, San Antonio is a great market for cash flow, with entry-level homes typically ranging from $200K to $250K and steady appreciation around 3-5% annually.

Showing a level of expertise to do something hard or exciting certainly piques the interest of a guy with money and no RE experience.We lived in Houston and self managed properties in Oregon and Maine that we snuck away to in the summer.

If I was trying to break into the industry, I would approach a few small- to mid-level sponsors and ask if you could provide help to their organization in exchange for a mentorship.