No one is going to do this.Even HML require PG ,, I know when I had my HML shop I required it.. and when I have borrowed from other HML to soft money lenders I PG.. that's reality.

There is underlying leverage, leverage most small investors can't get and def not without a PG but what I assume you are referring to is more the stub piece (typically 20% - 30%) which is what the CF investors many times are contributing for the sponsor (i.e. equity or in your message HNW). 

I am originally from PG County Maryland and I am fairly new to the DFW (Dallas/Fort Worth) area of Texas.

its a simple partnership   just negotiate it nothing is standard... however who ever puts up the most money and signs on the loan would want or should want the lions share of that deal.you if you sign and PG  then you can split profit pro rata and you can take a taste for finding and running the deal as well.. what ever works for you guys.

I have a 1 bedroom DC rental that gets $1400/month in rent and a 2 bedroom in PG county MD suburbs that is $1375.

If you want to flip, you should concentrate on DC and PG county.  

http://www.derrytownship.org/wp-content/uploads/20...I found the Specialty Home on pg 129 (225-501.20).

Saves you the taxes, gets you into a different investment scale, and opens up those three slots again to fill with new properties.

One of her clients begged her to watch their newborn full-time but she told them she couldn't because she had too many children to watch full-time but luckily, one of her FT kids moved down to PT so it freed up a slot.

I have seven properties I've bought in the past two years, and my only regret is that I've run out of my six slots to do Fannie-Mae backed cash-out refinances.  :(  So now I'm reduced to commercial loans, which are far less attractive, especially long term.