Multi-Unit / Apartment financing?

I am new in commercial real estate. Recently, I came across a project needing "seed money" covering some soft costs.

The preliminary scope, location, and pro-forma of this project has been reviewd by various R.E. professionals as a good multi-housing project.

However, the developer is short on funds. Q: 1) What is a reasonable percentage to charge for finding the "seed money -$400K", for the "soft cost" since I have interested parties in providing the "seed money"?... and should the Investor(s) providing "Seed Money" require a percentage of equity in return as well as the proposed 12% interest offered? 3) Does 20% - 25% seem reasonable for just providing the "Seed Money" covering the "soft costs"? No recourse FHA financing is likely to be the perm. financing.

4) Finally, what type of agreement, and how extensive shall the agreement be? I would like to do the ground work before turning over it to my attorney. Thank you in advance for any advise.