Just outline expectations and roles, and what each of you guys are going to do, and how properties will be acquired and how they will be disposed of, and how and when money will be taken out of the company and you should be good.

Is it making you money?

I want to create a strong marketing plan before taking that step to help me achieve my goal of earning $50k in commissions.I’m hoping this group can help me with a few questions:1.

I'm gonna have to start calling ya "Money-Bags Collin". 

Are there any hard money lenders that lend 90%?

I start by telling them we have a lot of money tied up in the property, and we've been burned by folks that wanted us to believe the best of them.

What you’re suggesting is not cash flow, it’s return of principle, giving her her own money back  If she sells with your deal.

Quote from @Marc Zak: In the market where I live (San Diego), appreciation has been strong and many predict it will continue to appreciate in the long term.However, with current interest rates (6% at best) and property tax (2%), the annual cost burden is 8%.Am I correct in saying that appreciation has to be above 8% annually (plus whatever my maintenance and vacancy costs are) for me to make any money in this scenario if the property is cash flow neutral?

How much did you really earn on your first flip?

Quote from @Blake Winiecki: Figure out how much you want/need to earn, then reverse engineer it to see what options are available.