Accredited Investor - Advice to Newbie on Getting Deals

[Quanda Allen]

BP Community, I need your help. Over the years, I've been involved in a wide variety of real estate projects - a BRRR, 2 flips, a vacation rental and a major renovation. I have decided that in addition to building a portfolio of vacation rentals, I'd like a more consistent exposure to flips in my market, Washington, DC. I work full time so I'm unwilling/unable to flip full time and intown D.C. SF flips require a $700k-$1M. I don't have the means to do that alone. My question is how can I best identify local opportunities to make investments? I read that private placements don't allow a guaranteed rate of return so how do you know what the investment return will be? Is it possible to negotiate a percentage of the profit post sale? And I'd prefer not to use crowd funding websites to make the investment because I'd want to be involved. I'm invested in a "friends and family" flip right now that has been fun! I've been responsible for all finishes and the property has turned out great. Thanks in advance for your advice!