I see this as a win win, the lender gets interst, and I get to move on to my next  real Estate project.... any one know any willing to consider this?

Working during Summers on construction sites is significantly different from running the renovation yourself, finding and selecting the right property, finding the financing, etc.  

With all due respect to the development big firms out there, my project is very small and I believe I'd be best served by a small firm or even one-man shop, and frankly a bigger firm will likely not have time for a small deal.I simply need a low-cost conceptual plan that I can use for marketing to builders.

Hopefully after I've assigned a contract I'll have built enough of a relationship with the buyer that maybe they'll let me watch or observe what and how they do with the house after they buy it from me, maybe even act as a semi - quasi project manager so I could learn some skills to apply toward my own investing.

Delegation is  key to effective management of large projects.

the numbers are as follows:purchase price: $ 25,000rehab costs:      $   5000closing costs     $   3000ARV                   $ 60,000 ( professional appraisal)projected profit              $32,000I have purchased several houses in this city and currently own 2 right in this neighborhood, in fact, one right on this same street. the code enforcement officer in this city and i are literally on a first name basis and he has never, ever set foot inside any of my rehab projects because, in his words, " i trust your work". i feel greatly confident in my knowledge of this neighborhood and its ability to sell quickly. 

Commercial real estate investing is largely a matter of analysis regarding financial data, conservative projections based on that data, and market/feasibility.  

If you are or become an accredited investor, you can buy into institutional grade $50-125M projects with as little as $100,000 and diversify.

Is anyone familiar with Cypress park and the areas surrounding the restoration of the LA River project?  

I've been a Project Manager in the Oil and Gas market for over a decade.