Should I give him a percentage of the deal when it closes or a flat rate fee?

There's no set percentage.

This can be found in older subdivisions, I like to buy at $40-50 a square foot and then put $10-20 in for rehab, this gives me a nice equity cushion plus it will still cash flow upwards of $400/month.Texas is tricky with property taxes and MUD taxes so you have to look at the tax burden expressed as a percentage of assessed value.

Pro Forma is loosely translated as "Total Bull$hit" so any legit investor will vet out the numbers and will think that percentage is absurd and put in whatever they want (Be it the 5% or something in-between, or higher if they want that to include reserves as well).If you aren't worried about your personal reputation then it might be worth listing it as he wants.

., to break even with no money down is ...zero divided by zero.. hmm my calculater says infinity roi, pretty good percentage.

Even when I add vacancy and management cost to your numbers I get very high returns.On the second option when I add vacancy and management to the costs I get a cap rate under 7% I only want to invest when my cap rate is at least 3 percentage points above my cost of money.

Can I find a lender who will do an investment loan for a slightly higher percentage even in this State?

A lot of times lenders will just use a certain percentage of the purchase price to estimate for the hazard insurance premium, but there are many factors that could cause your premium to be higher or lower than their estimate (age of the home, type of construction, etc).

If you are using a Trust, which clearly identifies who holds what percentage of beneficial interest in the property, you could get by with just writing up a simply agreement between Tom & Bob, filing assumed name papers and opening an account. 

What is the standard percentage of loan to ARV?