Loan $300k purchase price and $60k rehab which they offered 100% funding for in return for $18,730 which was 4 points down, $995 legal fee, and $2,995 processing fee according to their term sheet.

Your return on this investment will be greater than the return on the property itself. 

We have created an investment plan for them to buy shares of a property, against what we put down for an initial down payment, so it accelerates there returns.

Your reporting on your federal return shows whatever recognized gain is recognized. 

Long story short, all roads point to significant equitable returns in that segment in a near term (under 18mnths).

What kind of returns do they expect to take from a 50k initial investment?

For example, in this case it could be that this is a great investment for you because the rental return you'd make from putting in this much cash into a purchase works (for you!)

It's crucial to evaluate how the deal performs with the new mortgage:Updated Financials After Refinancing: Market Value: $459,000 Mortgage Amount (80% LTV): $367,200 Equity: $91,800 Interest Rate: 5% (30-Year Amortization) Assuming after 12months the rate will drop to 5%Monthly Expenses: Mortgage Payment (5% Interest): $1,971 (Now you are paying interest and principals) Property Tax: $260 (assuming has been increased with a 4% from last year) Utilities: $361 Insurance: $104 (+4% Adjustment) Vacancy: $166 (now after 12 months we can assume we have some vacancy at 5% factor on annual rent) Repairs & Maintenance: $166 (now after 12 months we can assume we have repairs at 5% factor on annual rent) Total Monthly Expenses: $3,028Rent Income after 12 months assuming annual rent increase at 5% : $3,323Cash Flow: $295$ per month 😊Long-Term Gains: $5,418 Principal Paydown year 2 (this will increase each as you pay off your mortgage $36,720 Property Appreciation (assuming 8% per year) $3,540 Cash Flow (this will increase as rents rise)Total Annual Return on Investment: $45,678 with just $ $22,789 remaining in the deal.

I would look into different markets that have strong appreciation and cashflow where your CoC returns are not negative every month.

Going from 0 to 1 is an infinite return.