Either way, you should definitely look at what the property could generate by running a conservative market rent analysis.Keep working to find funding.

Connected Investors can be a source for funding but learn other profit methods.

@Jake Parks - If you're pooling money together and providing a return for people/there is an expectation of profit for someone else and that other party is not involved in the decision making/management of the deal , then you are creating a security and the answer to your question is a resounding yes.The big thing you have in your favor with partnering up with family and friends is that you have a relationship with these people already and that's the biggest thing that the SEC is looking for.

Investors are always looking for:Doing more deals at once (quantity/capacity)Getting more profit per deal (margin)Doing deals faster (time)

I take what I feel the ARV will be minus any liens minus Buy, Hold and Sell costs minus estimate for the rehab minus an unknown contingency since most of these you cant get inside the property to look and then minus a reasonable profit margin leaves me with the most I can offer.

Mainly just looking to see if somebody else has bought a fixer upper and done the work themselves and if there was any profit selling it after living in it a couple years (to avoid capital gains) Thanks!

These are profitable for the companies that sell them. 

RIght now if you are just sharing the profit and loss per capital percentage, you dont need a complicated agreement. 3)Looks Like your lease on the condo is about the expire, so based on your situation, if you could live there for few more months, you could qualify for section 121, if not 1031 is always there. 

Search for independent studies vs. those funded by the window industry (who push the use of UPVC due to profit margins). 

But when you do the IRS sees that as taking profit so you pay tax on that amount.