E.x. if you already own the land..a joint venture will likely be available.I highly recommend the urban land institute and a book called "real estate development work book and manual" by Howard Zuckerman as a place to get started.City and Counties do play but most often with some sort of tax incentive.  

Any wholesalers out there ever used some sort of bridge loan in order to not disclose your profit?

To this end, I am searching for an experienced Investor that I can work with and "hold my hand" sort to speak.

I'm counting on some sort of financing for my first deal in the area.

Remember this could end up costing more than the comps to get this place repaired if things go way south of predictions.I presume that you don't have a lot experience with this sort of project.

Sort out your must haves, your nice to haves, and extras.

I was kind of thinking mixing the cash out refis and private money covering my "skin in the game" with the funds from the cash out refi. 

It was no skin off my nose to have him around and he gave me a great deal.  

This sort of thing gives landlords a bad name.  

Most will want more skin in the game but that's typically how it works.