That 8% rate was friends & family a couple years ago -- these days, there are plenty of high-net-worth individuals who are happy to lend at that rate (or just a bit higher) for a relatively secure return with an experienced/successful rehabber.You will most certainly be able to find rehabbers willing to do a 50/50 split -- and maybe even better -- but, these days, those are typically going to be the newer investors who present greater risk, will require more due diligence and will need more oversight and hand-holding to ensure you get your money back.In my experience, hard money lenders are hurting for business these days -- I know plenty of HMLs who are sitting on a lot of cash and are willing to compromise on rates to work with more experienced investors. 

Love that line by the detective "life is full of ****** compromises..."

But as long as the budget isn't completely cutting you off from enjoying life and the things you like to do, then it is a small compromise to make.  

So the furnace and water tanks have been compromised; they estimate $6-7k for replacement. 

Am I playing with fire in regards to the properties being part of a business and compromising my umbrella insurance coverage?

Women only teams are great but restricting ourselves to that might compromise our opportunities to learn.Their M1 group is for non-accredited investors whereas the regular one is for accredited investors.

My thought is since the windows are already compromised they could easily deteriorate further with normal use and then it becomes a capital expenditure.  

The whole problem with LLCs, rentals, and corporate veils is that the LLC rules are practically nonexistent, when that is the case, lawyers figure out what you can/can't do based on case law, but there isn't enough case law out there to let them know *exactly* when the "corporate veil" is compromised.

The problem has existed long enough that there is a decent chance ceiling joist & exterior framing have been compromised

We don't have the cold temps that you might experience up North so maybe that is cause for concern.Have a plumber perform a pressure test on the house and that will tell you if the plumbing has been compromised.