The project I had wanted to do requires a Whiteville sewer tap, so my non-subdivision, 10 door (townhome or SFR) project is on hold until I can dedicate time and energy to get it moving. 

The fact that YOU are taking your West coast gains and leaving would give me pause if I lived on the West coast. actually my Oregon investments are pretty substantial just not in the rental realm  all new construction.. just finished a 23 home project were I sold the homes at 425k to 500k... and have a 90 lot one lined up for next year.. that will be a 50 million dollar deal.. so no I am not taking it all out of state.. although we have some pretty substantial projects in Charleston SC as well.as you know this is predominately a landlord site... and I am not a landlord.. but quite active in real estate in other avenues.. 

The non-profit is implementing a project called the Teachers village or Educators Village.

Profit split on the back end if you have the time to oversee the project. 

It is one of the reasons I highly recommend all RE investors start local.My point is that your projections on expenses look very optimistic.  

Sometimes it can be better to have a BUFFER between the owner of a project and government officials.

WA FED is super strong on owner builder financing  just FYI  good luck with the project.. sounds exciting..

I have other projects that I intend to complete still as well. 

Take pics and measurements of the project and email that to them along with what the local code enforcement requirements are.

Think if you posted stating you had a duplex in Ohio and were looking for an investor to partner with, versus a post stating you have a multifamily project in Ohio and you're looking for an investor, it's the same $80k duplex just smoke and mirrors taught by guru's, these are simply tactics being sold during weekend seminars, books, and Podcast.