How can I raise capital to fund a real estate project?

I have worked up a development plan to move the factory from downtown to suburb area and develop the 60K+ M2 site into a profitable real estate project. However, how shall I try to raise the startup fund, ~$10-12M?

there is the bank/mortgage companys
but with any commerical deal they are going to want at least 30% down (not a small chunk when you need a few million) min of three months closing and lots of loops
there is also hard money lenders, basically they act like a bank but are much more flexible with payment schedule but expect to pay higher (10-18%) interest and/or a cut of profits.
these lenders are normal groups a people who pool there money to do these projects, some are leget others are not
do research into the company before working with them.
You could also partner up with an another developer who already has the money. he brings cash you do the work split profit 50/50. but this is hard to arrange b/c of trust issues and lack of risk on your part.
depending upon the area you live there is an easy way to make money flipping with out spending a dime of your own money, easy to get quick cash to start up a new project
email me and i'll tellyou about it