New Investor - How to Find Money Investors?

[John Kilmartin]

Hi, I recently quit my 9-5 and plunged into the construction world with the goal to learn how to flip properties. I have a PM background and work really well managing projects. I now have a year in the construction world managing 2-6M dollar ground up build projects and I am ready to start my venture of flipping. 

My biggest challenge is generating the capital to start in the Long Island market, as full gut houses sell between 500-700k. I continuously get out-bid by people who have the "cash" and full POF offers. Going the route of HML doesn't seem to generate profit especially when I put 20% of 500k down and then support a monthly interest payment, I can't get the numbers to work.

I am looking for singular investors who would act as a bank and would be willing to work a deal where I put the DP $ on a property and the investor covers the remaining cost (including rehab), they would yield their ROI at the sale of project. Am I crazy for thinking I can generate a deal like this? I need leads on investors, hence why I am here asking for advice.