I am not talking about a flat fee service, I am talking about a fee for services brokerage where you get what you pay for and agents get paid up front a portion for their services with the rest being paid at closing.

I flat guarantee you will get hit by no less than 5 of these scammers...

One of the ways I found could bring the deal back to the table is if I use one of the Flat Fee MLS listing services and save almost a full 3% in my side of the commission to an agent.

David Bell I am assuming most of your rehab is going to be capital improvements which you will add to your basis and depreciate over the useful life.

You could do a flat fee agreed up front, plus he gets a percentage of the difference if he brings it in below a certain number.  

This way if a few go belly up, it's not a significant impact on your overall portfolio.  

I'm considering getting a property manager, but only if there's a flat-rate option that is affordable.

I also look at a worst case scenario IRR of 10% (flat prices, high maintenance, slightly lower rent) .Secondly I think 10% for maintenance costs is reasonable excluding planned upgrades (roof, heater etc.).

I know the deal can be structured anyway we want, but I am looking for examples so I can get some idea on what has worked before...For example:Two way (50/50) Flip- Partner 1 provides all capital for buying/rehabbing at prime + 5 (say 9% flat, no points)- Partner 2 does everything else, identifies property, manages rehab, flips property- After project done each partner gets 50% of profitThree way (33/33/33) Flip- Partner 1 provides all capital for buying/rehabbing at prime + 5 (say 9% flat, no points)- Partner 2 does project management, accounting, records- Partner 3 does coordinated all the work required to rehab the property- After project done each partner gets 33% of profitThanks in advance

Property management companies charge one of two ways usually, a percent of the rent or a flat rate.