What kind of returns are Private Lenders looking for?

[Joe Hughes]

Please note: this is NOT a solicitation, I'm just looking for some honest feedback.

I have been working within my local network to partner with some investors.  Initially, it has gone "okay" with two local contacts investing in my fix and flip projects.  One has already closed, and the investor was thrilled with the return, and will be investing again.  However, my area is somewhat small, and the pool of investors is even smaller.

I just secured all of my required SEC 506 (b) and (c) registrations/exemptions and filings, and can now partner with investors nationwide.

My question is what sort of rate of return will be attractive to an experienced metro investor?  I feel that my current offering is very competitive, but I also understand that Private Investors get a lot of deals presented to them.  What makes a deal special?  What sets it apart from the standard RE flip deal?

Thanks in advance for any insight.