Unless you have room to increase revenue, the return does pale in comparison to what folks are seeing on the rust belt on the other side of the Great Lakes, but it looks fine when stood alongside the over-heated mess that is Toronto these days.

Offer more to the investor in the beginning so that they would be happy with the returns even if you do have a bit of a hiccup in place.

but we know it will work, we know it can withstand any major hiccups on the rehab and/or market end, and we know anyone we go to will lend on it. 

I would think it would be much to your advantage to join a local REIA and ask one of the big investors there is you can work alongside of him/her free - to learn from their experience and know-how.

What about if invests his own money along side his clients?  

Ask for references, and don't be afraid to check up on them if you are unfamiliar with someone and their work.Use this experience to improve your knowledge, see what you can do to work alongside the contractors to learn, and good luck!

I would love to work alongside an investor in a win-win type relationship. 

There's more to paint, carpet, etc. if there are any hiccups.  

Wood stove, rocking chairs, I could set up a primitive outside shower with hot water.It is part of a "rural development" so it was probably 60 acres of an old farm along side the river and there are 4 or 5 parcels.

I've done lots of research of companies that can help with my projects during rehab. and I also know lots of handyman electricians plumbers and contractors I have worked alongside with doing work in People's homes.