Private funding for home modernization project to increase rates.

[David Garcia]

Hey, first-time poster and investor here hope this post catches you all well and isn't too repetitive or long if it is apologies, and feel free to just link a post. 

Let me get to it I purchased my property using the VA loan and will be looking to rent it out after my 1-year primary residence requirement is over. Now the entire interior, roof, and foundation were remodeled and modernized with only touch-ups to the front exterior of the home.

I want to get private lending for the modernization of the front yard and fence line and pay the lender back in around year 4 or 5 after a refinance with an equity or cash flow percentage or both thinking 15%? My original thought is that I want to increase the equity of the home with this project while also creating a wow factor and a home someone would love to live in inside and out that justifies the rent rate. Is this silly? should I just wait till my year is over and just put the rental rate I was planning to anyway and see if it takes? Will a lender even be willing to wait that long for a stake in equity?

 The yard isn't terrible by any means just a little dated. With the number of homes being remodeled in my area I want to be ahead of the curve but also offer the best experience.

TLDR. 

Private lending for the modernization of the front of the home with promise payback through a stake in equity refinance or cash flow percentage. 

Questions

Has anyone done something like this what were the experiences? If I do end up going this route what is a good payback clause that you have seen? I want to be fair and generous I believe building trust and relationships is better than the equity I would gain especially for a newbie like me lol.

          Some quick stats of the property

Property valued at 338k: Purchase price 321K 3bd 2.5 baths 1900 sqft. Contractors that have visited the property estimate the Job to range from 15-20k.

0 down, Cap rate 6.6, Planned rental rate Cash flow $346, Year 4 COC 191.3%, IRR 144%(These numbers are crazy to me and make me feel like something is off, I'm guessing it is because I used 0 down)

Thank you for the help :)