No, we don't engage in affordable housing; quite to the contrary; at this point (after 15 years I should mention) we have been going up further in size and price point.

While I realize that residential GC's will want a faster turn around time, I share this so you know that you are not engaging in inappropriate business practices by demanding that work not be paid for before its finish, and potentially even holding a "retainer" of 10% of the completed work, to incentivize the contractor to actually finish the work. 

I would recommend getting a property under contract, deposit EM, engage lender, hire securities attorney, raise funds, review title/survey, leases, get loan approved, close on property.Reg D raise for sub $5m will probably be $15,000 plus filing fees. 

@Michael Weis  if it's such a good deal, you can ask your agent if they want to invest their capital in it alongside yours.

This project was hard to finance b/c it's an office and lenders were having trouble with engaging resi appraisers to handle this valuation of an existing office bldg.

@Katie Lyon if cashflow is your primary goal in the near future, you are willing to learn an active biz,you have time freedom to engage issues occasionally, you like hospitality, you are motivated enough to learn how to self manage remotely if needed, then I would encourage you to consider the STR biz. 3-5 well selected and performing properties can retire most people from their W2 job.

Alongside the education, my office brings a family-oriented vibe that is very welcoming and supportive. 

It seems like a lot of the replies on this post mention working alongside either a agent or investor in order to learn the process.

When a tax-exempt entity engages in a trade or business on a regular or repeated basis, the gains are treated as taxable Unrelated Business Taxable Income (UBTI). 

Some accountants offer free introductory consultations, however there's no way such free engagements can cover the necessary ground.