I would like to JV with an experienced investor for a share of my profit...

C-Corps usually aren't a preferred structure for real estate.I know that with a self directed IRA all of the income has to come back to the IRA - read another way - you can't take the profits from your investments and access them today (so no passive income that you can utilize in the near term).  

I won't make any profit on it, but he's paying the bills and our hope is that he will buy it from me in 1-2 years or we'll keep it as a rental and he'll buy something else.

I'd build it so the profit is minimal and way offset with interest and depreciation.

Hi @Kent Kettell, assuming you're running the numbers on your end, any loan offer that enables you to acquire the asset given your level of cash reserves and reach your target ROI at the expected project duration, net of financing costs.If you don't already have a useful calculator to assess cost and profitability associated with fix & flip projects I'm happy to share a copy of ours!

If it says, “I am a professional house flipper and intend to use the loan to purchase, rehab, and quickly resell 123 Main Street for a profit,” then this is a business-purpose loan.

I understand that the most basic formula is ARV - purchase price - rehab = profit. 

What you're looking for is perfect for a homeowner or someone that wants to live there, but all those extra amenities (doorman, etc) are too costly for you to make any profit. 

I BRRRR several properties in the past but wasn't very organized. 

You likely aren't marketing in the olympics, but building a strong social media platform only helps keep your property full and more demand means higher nightly rates means more profitable.