Input needed on payout and/or split with private lender/partner.

[Alex Saloutos]

I am a licensed real estate agent with 20+ years experience in real estate sales, marketing and home construction. I have a long-time client who I've done a number of transactions with as their broker that is interested in providing funds for flips. I would source the property, work-up the pro-forma and do a preliminary analysis. They would review the opportunity and have the final decision. I'm not in the position to fund these now, don't want the leverage, and value their knowledge and experience as investors. 

They are experienced investors and we have a very good, long-term working relationship. They are very knowledgable about the market, I value their input, and they're input would help mitigate the underwriting risk on an opportunity. They would fund 100% of the acquisition and improvement costs with a line of credit on investment properties that are paid off. The interest rate on this from their lender will be in the 5% to 6% range. I'll make money on both the buy and sell side as the broker. I'd be responsible for all of the project management. Title would be in their name and they'd cut the checks on all expenses. The expected time from closing on the purchase to closing on the sale is six months, perhaps 12 months in extenuating circumstances. After closing costs are paid, funds would go to payoff the line of credit first. What's fair compensation for my work sourcing the property, designing and selecting the improvements, working up the pro forma and budget, and managing the work to completion? What's fair compensation to the investor/partner for helping assess/underwrite the project, provide 100% of the funding, and paying the bills?

[Joel Owens]

Commission is separate. That is for helping them buy the property and then selling it.

The other items they want you to do are various different scopes of work.

You have to be careful they are not trying to do add on items and get freebies to take advantage. The structure has to be equitable to both parties and both feel good about it.

In 6 to 12 months how much time would it take up and how many closing could you do for regular sales in that time span. Example if I could make 500k in transactions for commission in 1 year but a flip that took a year and a bunch of time made me 200k am I really getting ahead? 

You have to analyze time and return for your individual situation and see what works.