Some companies will consider if its a real good dealFor budgeting purposes, plan on 20% of the purchase and rehab funds from your own money, plus closing costs.

, plus the opportunity cost of having your funds tied up in the meantime, especially if she decides to file BK.Also, if she's a friend (or even just someone in your social circle), be honest with yourself about how likely you'll be to actually foreclose on her.

More cautious next time -- maybe get TWO references, no matter how great the ONE was -- get a copy of the contractor's license and bond (what?

You will need to build reserves for these things or have another source of funds available. 

If you use outside funds it makes the tax situation tricky. good luck!

I really just want to see if my numbers for Hard Money look reasonable if I were to try to get funding with as little of my own money on the deal, as well as get a sense of how low I would want to go on price in order for such a deal to be worthwhile.

What i am wondering is if it would be a good idea to start another LLC (currently have one, licensed, bonded) since we are both handling our flip and our contracting work under the same LLC. 

I did get approved for an unsecured SoFi loan and looking at obtaining LOC’s to fund this deal. :-)

I would recommend doing both, setting aside funds to support things that may pop up and pulling out a vacancy percentage.

@Charlie Mitchell, I believe this all depends on your market, the funds you have available, or your ability to negotiate any type of seller financing.