My client and the seller set up a joint venture, they both co-sign on a loan, I'll lend the $50k in rehab (I'll do 100% because the seller is pledging the house as collateral), then when it sells, the loan gets paid off, the seller gets his $150k for the house, and then they split the profits equally.

We are talking the mortar joint of one brick....  

There are lots of Joint Venture programs out there; Dani Beit with Simply do it and John Majalca with www.texascashflow.com; just do your homework in getting investor references (not the people who work for them like lenders or title companies), check them out if they say they are realtors (check license), google their name, phone and emails (make sure they are not scam reports about them.

My mother recently passed away leaving her home to my aunt and I as joint tenants.

Then I was hooked bought a rental jointly with an older guy who was a realtor because the bust made him lose his construction company. 

why hard money, what's wrong with soft money, money form your relatives or friends or a joint venture.

This has allowed us to pursue other projects, joint venture with more veteran investors, and pay off 100% of our student debts, All in all, our company Mainstay Property Group has transacted 50+ deals and acquired 10 units for our personal portfolio in our first fully operation year as a real estate investment firm.

Additionally, a unit owner is jointly and severally liable with the previous owner for all unpaid assessments that came due up to the time of transfer of title.

As some of them are out of State or out of Country, we also project manage rehabs, joint venture, and offer turnkey flips via our Contractors.

Im down for joint ventures as well if anyone s interested!