I’d like a more specific ‘scope of work’ and detailed stage by stage punchlist type document so we can be on the same page.  

Here is my specific question regarding this deal:1.

@Jeremy Margaritondo - there is no jumbo loan with 2-4 units - those are the limits for conventional loans.There are plenty of good areas, but it depends on your specific needs and wants. 

That will spit out a full approval and the amount of years they will require for your specific loan. 

You could then borrow a specific amount from a private lender instead of asking them to co-sign the whole thing.Collateral for this loan will have to be against other property you own but may be a better option for you and them.

I'm in penny pinching mode and am almost at 20% down (plus closing cost/reserves) on a specific price range.

In this specific instance I could get it done with personal money (leaving money in reserve just in case) and a private loan of $50K at 8% interest only with a balloon after 12 months.

Just from a business owners perspective, what you’re doing is no longer working so you either need to change your strategy or sit out.I don’t flip or build so I can’t offer specific advice.

Specifically, I would use wood construction with brick veneer.

Are there any specific funding programs you think I should look at so I can be in biz?