One lender actually said 100% but the rates are much higher, others won't take that risk so they don't offer it,Only one had a program that on the draws I could ask for what they called 'fixed rate advance' that puts the draw into a fixed rate for term (ie 15,30,20,etc) my choice.

Well-qualified tenants have lots of choices, just like well-qualified car buyers can walk into any dealership and buy a car.  

However, if you are going to build condos or townhouse or apartments, you might still need to trench everything to get larger supply and waste lines along with more power onto the site. 

Appraisals in commercial deals larger that this can be 3,500 to 5,000 or more.

At some point developers figured out that if a home was a little larger than a 2 ton but not quite a 2 1/2, they could mismatch the unit sizes.

I'm interested in partnering with an experienced commercial investor or two to analyze this further based on their larger-unit dealsl experience, and potentially put something together in partnership.

In a few years I would like to sell my current primary residence and upgrade to a larger home as my family grows.

@Davon LoweryI learned in Tallahassee, Florida that it is a buyers choice on which title company to use.

It can mean anything: 18-unit complex, 18 units in a larger complex, equivalent of 18 units that represents his share of the company equity :-) 

Not sure I would do a 50% split anymore, especially on larger projects where there is more risk.