Need Advice - Finding robust deals - not sure how to structure JV

[John Pitcher]

Hello

I'm an experienced renovator/designer/developer/realtor newish to DFW. Have located, bought, designed, built and sold many major renovations and new homes for clients, partners and ourselves over many years (20+) so understand the start to finish.  Have extensive resume and projects completed.

Am currently finding projects in DFW that others are missing as we understand how to re-design/re-work/extend/upgrade and do the work etc (not flip) to release significant equity. Have approached/spoken/met with a small number of JV partners through contacts who whilst impressed at our abilities have gone into 'finance hibernation' with Covid 19.

Am getting frustrated at having watched more than a dozen of these projects we are locating get sold (many within the last few days) that will usually get scraped, existing structure thrown away and new homes built or just made over and flipped...

Projects range in size from (sale price) $600k to $1.8m (at reduced 'after C19' price) with enough profit (significant) that funders (hard money) are more than comfortable even in these times.

I'm seeking a JV or partner in order to either become a partner in a vehicle such as an LLC that buys multiple projects and completes them or participates in a one off scenario again through an LLC.

Can anyone advise please how I might structure a JV /what exemptions might apply in above scenario so that it does not become a security and allow me to seek/advertise for a JV or partner?

Thank you