As mentioned above you could just act as lender and record a mortgage/deed of trust with promissory note and personal guarantee from all parties in the deal would be the cleanest way to structure the deal.Another option which could potentially yield higher returns on your money is to become an equity partner in the deal, this could put your money in a riskier position and in the case of a default or failure to perform of other partners. 

My current builder has been not performing on a project I have and it is clear they are not doing anything to change their posture and improve or make up schedule.

Bad because often 20% is the minimum down, frequently it goes to 25% down, interest rates higher, terms overall less favorable.As for funding the down payment, save, gamble, pick up a second or third job, borrow from family or have family/friends invest with you, get an active partner, etc.

Having a poor understanding of business, contracts, state and federal laws, negotiations, maintenance costs, etc. will continue to result in poor performance and finger pointing on both sides of the table. 

Their work performance sucks. 

I’ve started my third decade as a real estate investor and I’m sure of this: the best opportunity in an overheated market like this is finding assets owned by mom and pop owners.

Documents will be prepared and sent to the PML via third party hands and I will secure copies for myself. 

My sister and I bought our everyone else for a third and rent it together as of last year.

Used to have no car payments or debt, but now I have two and hate the thought of a third.

Life situation is the third thing.