I borrowed from my father in law for a couple houses and my father for a house. Neither "needed" that money, so neither had any stipulations on payback. Honestly if you spell out your buy, ARV and rehab costs and can show you have a track record, I think borrowing from family can be a "good" thing.
I know borrowing from a parent could be a very easy with loose terms or safeguards for either party. How about one step further where both parties need some assurances without all the vetting. Is a term sheet and some signatures enough? A second place on the mortgage? Attorney or google simple contract? Last thing I want is to ruin a friendship. I went into a business partnership with a friend once that was a disaster.
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