Your local community bank(s) are looking for projects like this. 10+ year loans that have an almost guaranteed revenue source backing them. If you are an existing HOA, credit risk should be essentially zero (HOAs, like governments, have the power to tax, so there is a very solid backstop for any loan). If you are structured as a start up, then you should still be able to get loans, but in smaller increments. If you hussle, you can be operationally cash break even within the first year (ie. your monthly services revenue more than covers operating costs, including loan payments, but excluding new construction), which will allow the community bank to lend you more money.
Do not overlook the possibility of raising equity or loans from local community members as well. A solid balance sheet goes a long way to acquiring loans.
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