Flipping profits are ordinary income, taxed at whatever your personal rate is that year (not a straight 15%) plus 15.3 % ss/med self employment tax (both sides) for federal taxes....your state tax will vary.

I spent a lot of time getting my finances straight - and I even have a kid now, so my appetite for risk is down, but desire to make my next real estate investment deal is not.

They were pleasant and straight forward, but that's all of the detail I can provide about them.

When a tenant pays cash I go straight to the bank.

Straight sale ASAP - Sell for $20k, $10k gain is taxed at regular income (which for me is 24%). 

To benefit from accelerated depreciation (beyond the 27.5 straight-line) you need to perform a cost segregation study on the property to identify assets with a appreciable life of 20 years or less. 

Assuming you want a good 30 year fixed rate in order to be able to realize cashflow, the better of these two charts has all the answers:https://www.fanniemae.com/content/eligibility_information/eligibility-matrix.pdfhttp://www.freddiemac.com/singlefamily/factsheets/sell/ltv_tltv.htmNote the sources, this is straight from the top. 

Avoid straight up asking people to invest in your deals so that you're adhering to securities law.As for what to offer, it varies.

Just straight up posting with their drugs, guns, cash money, aggressive dogs, or just total drama and life mismanagement.

Need to ask him straight up.