We need facts, circumstances, and either actual or projected numbers.... 

When it comes to reserves, I dont use percentages for capex, I use real dollars, based on the age and life expectancy of large items (roof, hvac, water heater, and a buffer for other items).

I have offered them on projects.

We're talking new roofs, new interior layouts, bathrooms, kitchens, everything. 

I am looking options on who can finance with a construction loan, as well as any advice on how to project soft costs, hard costs, and other miscellaneous fees. 

Maybe after several years of stabilized rent history, you could refi and get some of that cash out, but not immediately.Unless this project is in the nicest areas of New Orleans, you'll be lucky to get more than $1200/month per unit (long term tenants). 

Then take that signed contract to another investor who can take on this kind of project.

@Caleb SilversCaleb: Sounds like an interesting project.

Another lesson I learned at my local REIA in Berwyn was not to cross collateralize for speculative projects.

The roof, appliances, driveway, etc. will need to be replaced in time, and the CapEx is used to estimate those long-term replacement costs.