Structuring a Rehab and Flip Deal with 3 Family Members

[Sam Ehsan]

This is my first time structuring a deal and I'd like to formalize on an operating agreement because it involves me, my family, and in laws. 

The numbers are this: down payment is $110k and Rehab budget is $30k. Rental income is approx $4,000k (5 rooms x $800). Property value is $500k with After Repair Value about $600k.

Partner #1 is putting $55k and Partner #2 is putting $55k, and Partner #3 is putting $30k for rehab. Everyone wants a partnership stake and a part of rental income, and trying to keep everyone happy. 

The scenario is this:

Partner #1 is putting in 50% of the down payment, taking the loan and property title, and then managing the property and finding renters. Also, this partner will have an equity share and is married to #3 and will be living in the property. 

Partner #2 is putting 50% of the down payment or will allow $55k to be borrowed (which would be a better option?) and will contribute to 50% of the renovation budget. Prefers an Equity share and profits minus income and expenses. 

Partner #3 has $30k and can use that for the needed rehab. This partner will be living in the property with #1, and will pay $800 as well help manage the property with other roomates. This partner would like an equity share with profits minus income and expenses. 

Questions:

1. What is the best way to structure a deal

2. How can you structure a deal where it is fair? 

3. I've heard of a preferred annual return, how does that work?

4. I'm thinking #3 after a year would like the $30k back within the year, but does #3 lose the equity stake in the rental property when pulling the money out early? 

5. What questions should be asked to all partners? 

Please let me know what you think and any advice is greatly appreciated!