The vacancy is high (10-20% depending on any given month), the repairs are higher as a percentage of rents, and the units turn over frequently.

I don't think you can get that kind of percentage on rentals in OR.Regulations are minimal.

If you are talking about a flip, some newbies I know offered to do a JV  (joint venture partnership) with the lender and agreed to pay the lender a high percentage of profits after the sale.

While you are putting your property up as collateral, the chances of losing your house are low as the HELOC is based on a percentage of the equity, not the entire value of the property.  

Once rented, you'll want to set aside a percentage each month for those expenses.

After you put the money up and fix it, he gets the agreed upon as is value of the home since it’s his and you never bought it from him — plus he gets a percentage of the profit.

This means that the institutional LP will have something to say about the size of the fee and they can force a haircut if you are charging more than they want to pay.As a sponsor, I see no reason to give up any promote split to the capital-raiser because there are tons of equity consultants out there that work off of a small percentage of capital raised (charged to the deal not to the sponsor) so giving up a slice of promote would be out-of-market.  

I really appreciate your insights, and I am getting lost in percentages.

What is the average rent growth and expense percentage per year for Mobile Home Parks?

What percentage do yal typically set aside for vacancy,repairs,capex, and pm.