so theoretical, if I got a mortgage on a property to fix and flip, had an investor who wants in. He is willing to to give the 20% down and rehab costs. When we sell what's a fair compensation to him from profits or...

Send proper notice to end current lease as of expiration date or state's statue time frame (whichever is later).

So there is not a ton of benefit to be gained by an LLC and that is before factoring everything that is required to have a properly maintained LLC that can have a chance at protecting you and not getting pierced and thus worthless anyway.Don't get me wrong.  

And he may be sued for the deficiency if the deal is not properly done.

In sitting back and thinking on this I believe I have figured out a way to approach the situation in a moral and proper manner. 

I have many threads on how to properly estimate repairs as do a few other members here.

Find out the best indicators and, with patience, you'll locate a properly cash flowing deal that will make sense.

Somebody didn't screen properly . . .I can't imagine trusting your kids to someone you know nothing about.

We all realize that investing in real estate is the path to wealth when done properly!

I am aware these numbers are ProForma and I will be doing my due diligence to get proper records but I believe the numbers show promise and deserve to be looked into at the very least.