If the return takes longer than a predetermined time we would cash out refinance to repay the partner/lender and also keep the property.What does everyone think?

The appraisal was not limited has you suggest.CapRate is an after-the-fact datum NOI / PurchasePrice and not a causal predeterminant. 

Soooo, what I'm trying to say is that a refinanced mortgage doesn't have as much potentially negative effect on your score, as long as you make the pre-determined payments, while a credit line can really negatively effect you, if you use it to buy other real estate and use too much of it and now your score is too low and you can't refinance that property into a mortgage. 

They told me it would be an 80% LTV based on the appraised value and the interest rate would be around 5.5-6% for investors.Edit to Add: The lender also told me the HomeStyle loan could be used on any property, not just certain pre-determined properties like the HomePath loan was.

If after a total of 3 months we still haven't sold the property, the flip company will sell the property to the buy and hold company at a predetermined price, thereby guaranteeing the flip company a minimum profit.

However, these lenders typically have predetermined agreements with wholesale lenders (FNMA as a prominent example) so if the correspondent lender wants to sell the paper, they have to abide by the rules of the lender who ultimately will end up holding the paper long-term.

Essentially, the owner of the property agrees to receive payments from the new buyer over a set period of time until a pre-determined purchase price is paid to the original owner in full.

@Michala Vander Ploeg That is exactly what I am doing now =) when  trying to make your list, it helps me by having pre determined metrics that I am looking for.

If after a total of 3 months we still haven't sold the property, the flip company will sell the property to the buy and hold company at a predetermined price, thereby guaranteeing the flip company a minimum profit.

Further, they will limit themselves to offerings where the sponsor “promote” is limited to 20% or less, and paid out only if and after the outside investors get their money back plus a predetermined return on invested capital.