ROI for investor on Flip

[Peter Bezuidenhout]

Hi BP community, I know this has been asked before but I am curious still. I am looking at my first fix and flip, the property purchase price is $80k, ARV $220k Rehab $60k. I have hard money lined up had to come up with 13% down being my first deal. Deal total with fees and so forth $145k.

I have an investor lined up for the 13% down (he'll do $20k dn), how do I properly structure this deal to give the investor a fair proposal? 12% ROI on $20k? If 12% is this annually or monthly, I am only asking because I am getting conflicting information from other investors. We will be able to turn this house around in 90 days with permits and holidays.

Thanks for the help and happy Thanksgiving all!