What's the going rate for a flip loan?

[John Gillick]

A good acquaintance wants to borrow money for a flip.

He is very experienced.  He does not need my money in that he has other options.  But if I want to invest money providing better terms than those options, he's happy to take the better terms.

I don't want to ask for the terms of his best alternative, and even if I did, I'd likely still post this to verify.*

If anyone was willing to quote me a ballpark for the below situation, I'd greatly appreciate it.

After Repair Value: $165,000 

Purchase Price - $90,000 

Renovation Budget - $35,000

Loan: $125,000 (75% LTARV)

Zip: 17103

*If anyone feels compelled to ask, "if you don't trust him, why lend him money?"  My answer is, right or wrong, I put lying about "other offers" as just fair game negotiations that don't really reflect on a person's honesty.  

[Sophia Buesing]

Our rates are 10.5-13% 1.5-2 points. Hope that is helpful.