I do business with a few  I fund the deals they want to  wholetail so they can double or quadruple their profit compared to an assignment fee. 

Renting  rooms is almost always more profitable than renting entire suites or houses.

(Is there any “profit” left?) 

I am sure it will all work out for you in the long run.. we sold ours and made a tiny profit on each but its better than a loss right ?

Here are some general guidelines: Lien Position1st Position LienEquityMinimum Down Payment of 20-25% (a 30% equity to sale price is preferred)Down Payment made in certified funds and not borrowedMaximum Funding of 70% ITV (Investment to Value)SeasoningMinimum of two monthly payments already made12 months or more preferredPayer CreditCredit Score of 650 or higherNo major derogatory trade lines (No 90-180+ days delinquent, foreclosure, repossession, bankruptcy, etc.)No decline in credit since purchase of businessTermsPrefer 60 months or lessMaximum of 72 monthsNo Balloon Payment preferredCash FlowBusiness has positive cash flow1.25 debt service coverage ratio preferred.DocumentationPersonal guarantee from a creditworthy individualStandard documents including Note, Security Agreement, and UCC-1 filing.Tax Returns on the business that substantiate profit and loss statements.OtherPayment history current and verifiablePayer Interview indicating buyer is satisfied with business and comfortable making paymentsMotivation for selling the note is not a result of a deteriorating businessConsideration of high risk businesses or geographic areasIn these situations, sometimes a partial is a better option. 

For example if you think the house is worth 200K fixed up you need to pay 100K to afford the hard money loan and rehab budget and still have a profit.

Or use the HELOC to do a flip, use those profits to hopefully pay off or down the HELOC and then purchase a rental.  

Even getting out with a small profit will add to your return as long as you don't lose it all in taxes.

@Nate McCarthyProfit Splits and Contributions:Dividing profits proportionally to investment (2:1:1) is common, but you could also account for sweat equity if one party is doing more work.

First, I’m not really seeing enough cushion in certain popular areas for investors to realistically hit a 30% profit margin.