That is how I have structured it so that I don’t have a ton of my own money into the deals.

Put some money in rehab.

Quote from @Frank Pyle: My client recently purchased a home with a hard money loan and have successfully rehabbed it for use as an Airbnb rental.

@Donald Hatter We send the information to a collection agency who attempts to recover the money; after they make several attempts they place it on their credit report. 

Hope you get that money soon!

Sale Price$171,000 - $55,000 (Rehab) - $13,680 (8% fees) - $40,000 (profit) = $62,320 MAOFrom talking to other investors and doing research, typically a Novation allow more money to the seller, correct? 

But tuned out to be a pretty nice profit deal for us about 650 to 700k net in less than a year.the lady got her home back free and clear and I told her do not Borrow against it ever again her kids had forced her into last time and of course took the money themselves.

Perhaps you could consider hard money in addition to private money?

If you like the home, area etc, you could refi and pull out the same amount of money.

Where you really make your money in FL is in the appreciation.