Advice for funding and/or starting a fund via PPM
I've been in the RE investment &amp; development for about 20 years and have stumbled into a potential project that I think could be a new style of community development in certain areas and/or a business with a repeatable model  I believe could be  located a couple hours apart without cannibalizing each others market. There seems to be a lot of positive support from the community and county officials with some land we may be able to use so I have been looking into starting a fund via a PPM and/or other types of financing for the business side of it as I imagine a community development would be more difficult in terms of financing right now.  There is the possibility it could be a residential community with a business component much like a golf course community, although it has nothing to do with golf, with discounted memberships for residents and open to the public .  I'd love to hear some examples of how this may be able to be structured with someone who has been involved with golf course developments, private equity funds, finance of large projects, etc...  Thank you in advance.
[{"id": "g2wxs1n", "text": "Look into Waterfall Structures", "replies": [], "depth": 1}, {"id": "g2xkg76", "text": "Look into Gene Trowbridge.  He is an attorney specializing in syndication and PPMs.  He has a great book called It\u2019s a Whole New Business you should check out.  Also has a few interviews and videos online.  I\u2019ve syndicated several deals and have spoken to him, we are both CCIMs, he is a great resource and a wealth of information.", "replies": [{"id": "g2xpheq", "text": "I actually have read his books and spoke with him years ago.  He was a good guy and should have thought of him before now.", "replies": [], "depth": 2}], "depth": 1}, {"id": "g3cgfp9", "text": "Why would you start a fund to do this fund structuring costs like $500k for just the PPM, $300K if you\u2019re rolling old fund docs. Why wouldn\u2019t you just direct solicit money for project financing?", "replies": [], "depth": 1}]