When we have someone move into one of our new constructions before their loan is ready ( to accommodate them not having to live in a hotel) we then have them release EM and sign rental agreement. but even that's a risk because if they holed up it could take 90 days to get them out. as you probably know suing someone is very time consuming and expensive.. would it not be best to just resell.

If that never corrects, and I see that as an extremely difficult correction to occur unless and until money becomes more expensive and difficult to attain, rehabbers and flippers will be forced to vertically integrate and market to find their own deals unless they can team with wholesalers that sell with pricing using a long term view knowing they can not have repeat customers unless they leave enough meat on the bone for the rehabber/flipper to make a profit commensurate with the risk and financial investment involved. 

I haven't done a construction project over here yet, only minor rehab and rent.

And the family/Friend will be putting up all the money for purchase and construction costs.Is there any specific way to structure a deal like this?  

I am a construction manager that has built 11 hotels in NYC.

I want to live there and do most of the work myself considering my construction background and possibly sell it in a year.  

I have seen a lot of their rehabbed homes but the construction work was usually not very high quality.  

The full pro forma will identify your construction costs, allow people to identify risks, and hopefully will encourage your stakeholders to see what you see-- while acknowledging that the asset is currently underperforming.

It's what I use for my own businesses as well as multiple real estate and construction clients.

Hardmoney lender is generally quite expensive, could you see taking out a construction loan instead.