I have a deal. Not enough capital. Don't want to get ripped off.

[Jarrett Babcock]

I recently came across a deal on a duplex that has awesome numbers. Come to find out, the owners are actually selling a package of duplexes: 3 others for a total of 8 doors. I thought it was a single duplex at first and I could handle it, but the four duplexes is too good of a deal and I do not have the capital to lay down.

I want to get an investor in my area (Atlanta) to go in on the deal with me. How can I do this without getting screwed over? I have multiple avenues to find an investor, but I don't want to give the deal away without getting at least something in return other than "valuable internship experience." 

How should I approach this?

Thanks for any help

Edit: This is my first deal ever

[Lee Ripma]

I would first start with figuring out how much capital you’ll need to take the whole package down and renovate it (if needed). Have realistic expenses for everything including closing costs and due diligence. If it were just you how much would you need? Ok, now that you have that number back out how much you can contribute (5%, 20%, etc.) and the kind of returns for you and for an investor. You can offer debt, just paying someone a fixed rate of return for their money, I would assume 9-12% interest. You can also use debt and equity, they get a share of the deal and associated reruns from both cash flow and sale. I’d use 12% cash on cash as a minimum return or a 15% IRR if it’s over a period of years and you plan to sell. That’s just a suggestion and each investor cares about different things, so structure accordingly. Now that you know what you need and the options looks at what you can offer. Maybe you can put up 30% of the capital and do 100% of the Work. Try to find someone who will give you 70% of the capital for a 50/50 split. Your goal is to find a way to make a deal that’s attractive to a private investor or a RE investor so that the returns justify the risk. It’s about structuring a win-win deal for everything. It’s your job to put together something that works. Maybe you borrow money, maybe you start an LLC together, etc. You need to know the numbers for different scenarios. Good luck!