Start with private or hard money for the buy and rehab stage.

I need at least 15k in reserves be for a private hard money lender looks at my company. not sure how to accomplish that.  

I don't know how long you've been in the industry, but if it sounds too good to be true, it usually is, especially when there is so much scam stuff happening in the hard/private money side of things still. 

Great question — I’ve found that private and hard money have been the most reliable lately, especially with how cautious banks have become.

If you are unable to perform, per your partnership agreement, the entity could "fire" you and perhaps pay you a finder's fee of some sort (or nothing since you'd likely be leaving your partner with a busted flip).If the deal goes as planned, you would split any profit from the sale after all costs were subtracted.On the other hand, your partner could fund the purchase as a private loan to you using professionally prepared loan documents obtained from a lending attorney.

The last few sales I’ve helped investors with sold for substantially less than what the exact same condo had sold for 2-3 years ago.  

The property was purchased for $140,000, improved with $62,142 in upgrades, and sold for $250,000.

Are you still seeing appetite from private lenders, or has your pipeline slowed down? 

Purchased for $80,000 and improved with $55,000 in strategic renovations, the property was later sold for an impressive $374,900.

> (I don't live in New Hampshire; the property is being sold by a family friend.)