@Ian McKay Hmmm, I'm sure there is always an exception here but a bank's wholesale line of credit (who they sell the loan to) is predetermined via contract before you are even a customer. 

@Rivy S.Good point about water & sewer... however I never pay water or sewer on a SFR... it’s always in the lease that tenant pays.On a duplex, I write into the lease that tenant pays a Pre-determined amount for water and sewer.

When they ask for more you then hit your final number.You never go above your predetermined set price and you never care what they need to make a deal work.

As you sell off lots the loan will be paid down on a lender predetermined percentage basis and will be released from the collateral.

Now, this is a part-time job, so I have to chance of getting a traditional loan, but I have a few people in my department that are willing to invest with me on deals if I show them that it is a good one.Here is my question, is there a way that I can take their hard cash and giving them a sort of IOU with a predetermined share of the profits of the sale or cash flow from the purchased property?

The loan officer won't be able to be predetermine and estimate who you hire and the cost for the architect.I would call your loan officer and be crystal clear to fix the situation. 

Leases are usually flat (no increases) and for a period of 5 years, with two 5-year options to renew at a predetermined amount. 

The remaining cash flow or any profits from a planned sale would be split amongst the investors and you and your partner in a pre-determined split.

The new Bigger Pockets Book on Tax Saving Strategies was an entertaining read ironically.They stated in there that in order to write off business travel you just need to have predetermined planning documented somehow in your email or even texts probably.

My initial thought was that the way this deal could be worth it (aside from experience) on my end would be to pay back investor after a predetermined period (3-5 years) and holding onto the property.