There is just no way someone can guarantee you make $500K and have 100% success rate.The other issue with this sales process is the amount of time they make you invest.

@Adam BartomeoGuys the IRS requires the 1099 amount to be equal to the GROSS amount you collected on behalf of the owner, even if you are collecting water bills, etc. from tenants.NOTHING is deducted from the Gross amount,including your PMC fees!

@Austin Tessyes, you can get a loan to do a flip, but flipping still requires your own cash - it's typically impossible for a brand new investor to borrow an amount that covers all of the costs of a flip.  

From what you posted this is going to take a decent amount of all to make an already unprofitable property just a little less unprofitable.

What is your price range/down payment amount?

Interest rates need to drop a certain amount in order for a person to make a transaction right now.

If you do a cash out and can't find a deal right away, you're blowing through the interest on that amount that you cashed out.

It’s a beautiful old house and would be a real gem if it was restored, but I don’t have the funds or a credit score good enough to get a loan that big (without an insane amount of interest tacked on).I’m hoping to turn someone on to it who loves restoring old properties, or start investing in a group that does and tell them about my house and invest as a team.

I am looking to refinance in the near term either when rates drop to the 6.5% range into a conventional 30 year mortgage or as quickly as I am able into a first lien HELOC to be able to park paychecks into the mortgage and save a significant amount on interest or so it seems.

Did you set out to retire with real estate, did you have a goal or an amount you wanted to make?