Private Investors and Securities

[Dave Rosenfield]

I am getting into the fix and flip market and I have family and friends who are interested in investing with me. Basically they will lend me the money to use for a property and get a 10% return on their investment. While doing some research and talking with a business lawyer, I found out that their might be possible securities issues by doing this. 

Question is: How do I get private investments from family and friends without having to worry about securities and the exchange commission (without starting an LLC or Corp)?

Also, does anyone have a sample investment agreement that covers this?