Investor / Finder Models

[Sevve Stember]

I'm working on some different models to present to an investor. I know there's a million different ways you can package a deal with an investor(s) but I'm looking for some basic models that people have used and found to be effective. What are ya'll using? 

Example 1 - here's one an investor friend used for STR/LTR; longterm holds: 

• Investor purchases property with cash / leverage
• After cash sale and capital improvements (finish basement, add a mother-in-law-suite in the basement, etc.), refinance the property based on purchase price + capital improvements, both partners put in 10% to 12.5% cash* of this amount (minimum down payment for investment properties)
• At this stage, the property becomes a medium to long term hold and monthly rent pays the new mortgage
• Property management:
  • ~20% of gross monthly income for STR / MTR
  • ~7-10% of monthly rent for LTR,
• 50/50 split on improvements to property (i.e. new garage or finish the basement, add a bedroom)
• 50/50 split equity partners, 50/50 split on appreciation

*Possible cash clause: if I cannot bring the upfront capital to the table, then I can buy back in over time, but can’t get more than 50%. Cash flow in that case goes towards managing partner equity stake

Example 2: here's one a mentor of mine told me could work/he has used before with fix and flips:

• Investor purchases property with cash / leverage
• Investor funds property renovations
• Investor recoups investment amount (ex: $500k) + ___%  (ex: 7% of $500k = $535k)
• Remaining profits are split _____ between investor and finder
• Project management fee: _____/month paid to finder during property renovations to oversee contractors, hire contractors, get quotes, purchase supplies, obtain permits, etc.

Example 3: And here's yet another a different investor friend told me about for STR investments:

• Investor purchases property with cash / leverage
• ~2% (of home value) finders fee 
• __% equity stake/ownership to finder
• __% management fee to management company

I know this is a can of worms, but hoping to engage in a productive, kind discussion.