There are a lot of moving parts here to complicate the arrangement.If you were going into the flipping business and he wanted to be an equity partner, then maybe a 50/50 split of profits (after sale and expenses) makes sense.

I personally would rather be an investor/landlord willing to help than not to, as I have found the ethical approach to what my parents always told me growing up to "always treat others as you'd like to be treated" to be very fruitful in this game of life (and real estate) we all play. 

Just to sit down and have coffee and soak up knowledge.

Said  if you have cash we can return 5-10%, if you have good credit,  but little to no cash down, you can be an equity partner.  

I'm not saying it's a wild idea, but there must be an interesting story behind this deal!

But ultimately it is up to you how you decide to work with hard money lenders, they be an asset if worked properly...if not you will lose a ton of money. 

Be good to meetup over a coffee and share some ideas.  

I know it will be an all cash deal, and s you aid riskier , but I think this prop.

Once a portal exists, creating an offering shouldn't be an issue.

Congrats on your son and I'm sure REI will be an avenue for you to achieve financial success.