I need guides or road map to the build-to-suit development
process(freestanding retail) and construction pro formas with examples
in excel spreadsheets

As you have not indicated the type of structure you want to erect, I
could refine my reply to your specific need.


Here is the Negotiating Strategies for Build to suit lease:

http://www.leasingprofessional.com/lease-agreement-strategy-pdf/1650-negotiating-strategies-for-the-build-to-suit-lease.pdf


Planease has a software for estimation purpose. You can get a demo at this link:

http://www.planease.com/leadnew.asp

Please check out the pdf format/movie samples they have of various
types of building.

http://www.planease.com/samples/index.asp



Here is estimation tool in Excel

EXCEL CONSTRUCTION ESTIMATING TEMPLATE
This template turns your Excel? system into a simple but effective
construction cost estimating program.

Unlike most costly and hard to use construction-estimating systems,
this format can be quickly mastered by anyone that is proficient in
the use of Excel spreadsheets.

This workbook comes pre-loaded with common activities, equipment and
materials required for construction projects categorized for easy use.
Once your individual requirements are identified, priced and entered
into the spreadsheet they are summarized and ready for adding overall
labor burdens, overhead and profit.

Simple but effective, this format has been proven over time to be a
cost-effective solution for basic construction estimating by general
contractors, home builders, commercial builders, remodeling
contractors, and trade subcontractors.

(Please note it is prized and there is no referral link of mine!!!!!)

TO THE SITE:
http://www.alonebuyersfriend.com/exconestem.html

Thank you for the sites. I'm still trying to get to the excel
spreadsheet. My goal is to get to a rent pro forma based on const.
cost etc. I have quite a few clients that want me to BTS in particular
areas but the land cost & construction cost are high and I'm  trying
to build at an 9% cap then sell on the 1031 market for the spread. I'm
looking for a down and dirty approach to anylize site. Thanks again
for the help!
Falstaf