toot good to be true?

[Tri Tran]

Hi everyone. I joined some facebook group and sometimes the members of the group offer a joint venture where the original investor has bought a property but will need my money for the renovation. Something like 41k for a month for a return of $14,350 (35%). Has anyone ever done this before? A 35% return in a couple of month seems pretty high. Are these likely scams? I know there are risk involved like market down turn, not selling for ARV, higher than expected renovation cost, etc, but I'm really worried about people just taking the money and running away with it. Any thoughts on deals like these on facebook?

Here's an example of one of the post on the facebook group.

Fix and flip Joint Venture Deal in Orlando, FLEstimated Rehab Days: 28 Days.Rehab Cost: $41,000ROI: 35%Asking: $227,000ARV: $375,000EMD: 15%I seek a partner to sponsor the full rehab for this property for a 35%($14,350) return after 28 daysDm if interested.