Conversely, we will miss opportunities to cross the street when it is safe and the walk signal is not shown.

Thanks @Mike S. i did had an initial conversation with that team, found their process and recommendations seems overwhelming.

Brendan teaches a three part persuasion conversation that will help you to move through your approach with a potential investor more strategically.

So, I should just refi after the construction done and conversion it to  perm investment loan?  

I haven't closed one personally with SoFi but from conversations it sounds solid and well reviewed. 

In the beginning, I mentioned a few and then they did not leave those during the process and took control of the conversation.

Preliminary history: Land originally bought vacant and with no entitlements for $1,500,000 (free and clear).Entitlement planning costs: $250,000Construction Documents costs: $350,000Total All-In Expenditures so far: $2,100,000 (land + soft costs) After obtaining entitlements and general market appreciation, the value of land is indicated at roughly $2,500,000Basic Rough Math (not actual numbers): Cost of Construction: $10,000,000Market Cost of Land (free and clear): $2,500,000Total Project Cost: $12,500,000Financing Needed: $10,000,000 (assume all FFE, interest reserves, contingencies, hard costs, etc. are included)Financing Assumptions: Loan to Cost: 85% (SBA)Maximum LTC Loan Amount: .85*$12,500,000 = $10,625,000Equity Required: 15% = .15*$12,500,000 = $1,875,000 (Equity in land exceeds this)Actual LTC = $10,000,000/$12,500,000 = 80% Based on early conversations with a lender, they indicated a cash injection would still be required.

It already costed me 100k for only one unit in the past (before covid prices)Beware of one important thing, you will need to pay QST and GST right after the conversion.

Light rehabs with lower holding periods can work at higher all-in %'s since your exposure to risk (via timeline) is reduced and your holding costs are reduced on quicker flips where conversely, you may need more room for a full gut to the studs rehab as your timeline of holding period will be much larger (as well as your risk factors). 

I've been to a few REIAs in San Diego, some good, but would be great to have some focused conversation with like-minded investors that aren't selling...