Not every project that an investor gets the earliest becomes successful. Many of them are just cash cows of the developers and that's why they're quick to talk about the potential gains because that's the plan.

Once the investors are in, you'd see the heck of the charts going down and that by that means the project is done.

It's true that it's hard to find genuine projects that have real intention in the market and not just for the hype that's currently we're having on this bull run.

So before anyone invests to something new and with what OP has mentioned, the most basic thing that one has to do is to DYOR.