Its either on a flat percentage or a joint venture (50/50) basis.  

Joint Ventures are welcome, not sure if good starting out.Biggest concern is should I get the money and "dive in" or should I keep some of the money and start slow?

I would love to meet up with investors from Cumming/Alpharetta area to share exterience and maybe team up for joint ventures.Jay

I am also sourcing for private developers, financiers and joint venture partners to private projects in Kenya.

Obviously, these loans are never going to have the same rate and terms as a fully documented conventional loan.  3-4 points on a small loan really isn't a big fee when you look at the dollars in my opinion but I know it causes a big knee jerk from many investors before they run the math to see 3-4 points isn't a lot of dollars, especially on loans in the $50k-$75k range.   

She should also have all her kids on her bank account as joint tenants,,,if she trusts all,,,then it passes as well. 

He is not doing joint venture.

good to have you here @Thomas FranklinIn additition, study Joint Venture Partnerships and Private IRA Lenders.

I know that if there are multiple tenant's  then they are jointly and severely responsible.  

If it's a flip, just do a joint venture agreement and define each parties roles in detail.