Funding a $40-50M project with no capital or track record? - hospitality venue

I’m early in planning a large, purpose-built hospitality/event venue — ground-up construction, total project cost in the $40-50M range. Over the past several months I’ve built a detailed financial model (stress-tested against construction overruns, booking shortfalls, and rate scenarios), identified a specific candidate site to start zoning conversations with the relevant county, and begun early architectural concept work. What I don’t have: a personal track record in real estate development, or significant capital of my own to put in aside from my experience in the wedding/hospitality business.

I understand the general framework — equity/debt structuring, “skin in the game” expectations for first-time developers, convertible notes for early-stage capital, bringing on an experienced development partner to cover the experience gap. What I’m hoping to learn from people who’ve actually lived is this:

1. Pre-Seed Stage (~$150-200K, to fund a land option, real architectural schematics, and zoning work) — beyond personal network, what actually worked for you to raise this kind of early capital with no track record?

2. The main raise (~$28-30M equity, alongside a construction loan) — in practice, is the development partner who solves the lender’s “experience” requirement usually the same person providing the loan guarantee, or are those typically separate roles? How did you structure and actually find investor-partners at this scale — a handful of large checks, a broader pool of smaller ones, or a mix?

3. Has anyone gone from “solid plan, no personal capital” to an actual closed raise?  What did that team process look like?