Each option you named bring something unique to the table.

What are you willing to bring to the table?

You have some experience with the deals you have under your belt which is what you bring to the table, and maybe some cash of your own.  

Meet at a coffee shop, or at table in a Happy Hour place.  

I understand I need to bring something to the table.

However, for someone to front the capital, you have to do the leg work and bring the deal to the table and it would probably be a 50% split.2.

He's wary about investing outside of the Boston area, so that is off the table (for now).

You went to a week long set of courses in a nice hotel in Phoenix to learn every strategy under the sun and which one suits you and the assets you have to bring to the table. 

That means that whatever this loan brings to the table, it can't be matched or beat.

But if you are bringing a lot of equity to the table in terms of the land cost, you may be able to get the bank to pay some funds up front as long as you keep your loan to cost ratio underneath the bank's requirements (usually 70% to 80%).If your dirt is cheap, you will need to bring the first draw to the table so that the bank is only paying for completed work.Typically we do around 8 draws.