The first step is to retain an experienced EB-5 attorney who has contacts with the sources of EB-5 equity investors. The groups who have access to the sources may advise on the best marketing approach and whether a debt or equity model is better.
Pardon me if I am misunderstanding you, but you can structure your project to be financed by debt or equity. Through an equity model, investors would be making equity investments directly into the job creating entity or into a new commercial enterprise that would make equity investments into the job creating entity. Regional centers (often fans of the debt model) would help you with finding investors and to take advantage of their USCIS approval.