Help Needed - Raising Money to buy Land

I am trying to figure out the following and need help on where/who to go to?

I have identified 2 different opportunities of pretty significant size(to me at least). 

1st property is $7.75M, zoned R3 and could possibly be developed into 22 Units

1 in California 1 in Idaho.

The second would be about $25M and could be parceled out and flipped.

The question is how do I simultaneously 

Tie up the property 

Put together a prospectus for investors(is there a service that can help with this?)

Raise Money

Figure out feasibility of the project.

Basically without cash in hand, how do you bring this idea to life without losing the opportunity?