The more you put in, the more you have to recover before the PCF is actually a profit. 

I have a question and would really appreciate your input.I’ve done a couple of fix-and-flip projects in the past using hard money lenders, but I’ve noticed that their fees and interest rates significantly cut into my profits.

But that also depends on your down payment- putting only around 20-25% down is hard to have a profitable STVR.Ultimately with STR v LTR, I'd be mainly curious about your intended use of the property. 

If I add up all the lender fees and my holding costs—like points, origination fees, and interest —I can figure out how much profit I’ll make and what my maximum offer should be.

. ~$13200  (forecast equity increase) -$4200 (cash flow) = $9k First year profit ideally that will increase annually.  

We sell the property and each side get their money returned off the top then we split the profits 50/50.

Purpose of the fund: To purchase old land, rezone, demolish, and rebuild homes to sell at a profit.

The high property taxes takes out most of the profits. 

With DSTs you need to make sure that the various fees don’t negate your profits.

The goal is to rehab this house then rent it to a qualified tenant until my fathers passing, at that time he has it in the will that the property is to be sold and then the profits are to be divided up between the family.