New flippers just don't know enough about to estimate ARV correctly, or keep their budget and timeline on track.My advice would be if they can do it profitably with a HELOC even if things do not go well, then they should (unless there is a cheaper, safer alternative available to them).

Here's some ideas if you are looking at Seniors with Long-Time Ownership (ready for downsizing or transition to assistance.) biggerpockets.com/blogs/10944/74462-you-want-to-buy-their-home-but-how-do-you-get-the-attention-of-senior?

If you have a rental and set up an S-corp that will take 100% of the profits from the rental (can you do this to begin with?

I have heard David Lindahl's "Emerging Real Estate Markets: How to Find and Profit from Up-and-Coming Areas" recommended.

I recently did a comparison of San Diego average profit from appreciation on SFR in last 5 years versus profit from cash flow of average Midwest SFR for last 50 years and San Diego  average SFR RE had more appreciation in last 5 years than the Midwest appreciation for last 50 years.  

Hypothetical:                Make 100,000$                                                                Project Growth- 1 Project with Own Profit of 45,000                                  - 1 self funded flip- 2 Projects with own combined profit of 30,000

They provide money, you manage the flip, split the profits 50/50.

My girlfriend's parents have been doing live-in flips for the past 10 years, and that exposed me to how profitable a little extra work can be.After another year or so of saving up money for a down payment, I plan on buying a house to fix and flip over the course of a couple years.

I would provide the funding for the rehab and we would split the profits once sold.

Since they are often ready to downsize or transition to assistance, it's a good target for off-market leads.