OK what else do you own to get my LTV down to a level I am comfortable making the loan at.. 

JV profit share 10%-50% of profit, depending on agreement***Taking it to one more level: I don’t flip any properties myself anymore, I’d rather play golf.

Even just different asset class so he could toss that fancy word in his ads when looking for new tenants...Examplehttps://www.lowes.com/pd/A-O-Smith-Signature-28-Ga...warranty an extra 60 bucks, but 26 gallons...orhttps://www.lowes.com/pd/A-O-Smith-Signature-38-Ga...or even "better"https://www.lowes.com/pd/A-O-Smith-Signature-38-Ga...

The main floor's rooms are level I should mention.

My skill level is limited to upgrading an existing space with new paint, fixtures, flooring, and lighting; this includes exterior painting, roof shingle upgrades, and deck building. 

Also I would like to separate the stairs going from top to bottom level. I

If you are able to determine the real ARV and rehab costs, can know the neighborhood and what your comfort level is, then I would jump on it.

I am new to real estate investing and so glad to have found such an incredible group of smart, talented and helpful people.Real estate investing on this level is new to me but I have always had the burning interest to one day really dive in.

For that generation at an older age, it is likely a lower risk level is desirable.  

Personally, back to your original thoughts, I would walk away to, my experience level is too low to confidently renovate a project of this size.