but in the late 90s to today when we got going again we sure did.

these investors are expecting returns far higher than 10%.  

You'll need to report this recapture on IRS Form 4797 in your 2025 tax return.

Find an older one who'd rather sit back and get the interest than the higher return higher involvement of another flip.

What kind of questions should I be asking and what kind of a return should I get? 

How do you determine a reasonable target return?

I always recommend to make even a little passive income from a rental after all your expenses, lets be honest you put a lot of effort into this rehab so you should reap a little return.

There are two types of return from a rental propertyCash Flow & Appreciation.I normally also aim for a minimum of 8% return between Cash-Flow and Appreciation.Appreication, nationally, is around 2% to 3% annually.Therefore, your goal is to get the cash-flow to be about 5% to 6%.The issue is interest rates being very high, you would therefore, need to buy at a pricepoint where the numbers still make sense.You can always put down more of a downpayment to cash flow, but that will impact your cash on cash return calculations.Best of luck!

I have no idea who I should reach out to for help, and I just do not understand how this person no longer responds to emails or returns phone calls.I hope someone can provide some guidance. 

I will definitely DM you on the side, looking for as much advice I can get, and happy to help anyway I can in return!