What makes it enticing to go ahead and join as a credit partner but still profitable for you. 

We are looking at a swap with a major bank.  

I have to imagine it's a pretty good chuck of change out of what your profits could be.

I was thinking doing a promissory note which could work for now but eventually I would like to have more 'Funding partners' Also I'm thinking proposing they put 100% of the cash, I put knowledge and skills and my time I would not charge anything to list and market the property and we go 50/50 on the NET profit.

Overall dollar amount of profits will decrease but ROI will go up. 

I agree with Ben, it only matters how good the in put data is to provide you with an accurate estimation of costs and profits.

I have been in sales and marketing for almost 30 years. but I have a few major questions that might answer the question of why so many fail at it.1) Do you need a license in the state of California to close these transactions?

My goal is either to lower my interest rate which will help lower my mortgage payment which helps in increasing my monthly profits or pulling equity to make improvements to the rental and invest in other investment properties.

I want to know the financial ins and out on purchasing my first property as well as how to find the right home that will yield the biggest profit. 

However the strategy of creating a note just to turn around and sell it will not be a profitable one.