Alternatively, If your numbers are accurate, there is definitely enough spread to work with a HML if you are employed, have decent credit and can put some skin in the game (ie 10% of the purchase or so).

If you have a decent income, good credit and some skin in the game (ie 10-20% cash on hand) and find a great deal you should have no problem working with a HML, especially given you are a contractor.

Most people utilize it for short term funding (ie for a rehab they plan to pay off/back quickly, skin in the game for a HML, cash purchase that they later refi, etc.).

My thoughts:30% split sounds LOW if this is on end profit, AND, you finance ALL of it30% ROI on your money sounds HIGH if you're at a normal LTV - and just sounds scammyAs stated, most HML will write their notes at 8-12% ANNUAL interest with an additional 2-3% upfront (paid through funding)Be very weary of anyone with no skin in the gameOrange and the rest of CA is very competitive and the margins for Flips rarely allow for this sort of return (unless theyre referring to profit split) I don't understand why the Real Estate Agent would gain ownership to the property if borrower defaults?

There are many things to learn, first your response to tenant requests is either NO or I'll think about it followed by No and you need to develop thicker skin to be able to ignore these  petty issues.

If I partnered on this deal there wouldn’t be enough skin in the game to be worth my time.

If the agent is so confident about everything going well, then they can have their commission held back until you get the property in your full possession, fully vacant and in the proper condition you agreed on....... let her $$ be on the line until everything is finished up correctly....The dual agent gets paid no matter how bad it goes for you....they have zero skin in the game after the sale.

It's almost like watching a train wreck with all the regulations being passed lately; since I have no skin in the game in Portland besides my own residence I'm fascinated with how this will all play out. 

Would love to meet some new people with some skin in the real estate game.

Now they want you to have some skin in the game. and are tighter on how much of the value they are lending.