.- The property is slightly outdated inside and would need cosmetic improvements to the bathroom and kitchen as well as some paint. - The roof is over 15 years old, but appears to be in good shape.

While it's true they lose their deposit and any funds that have been applied to the principle balance on the loan if they don't follow through, they may never qualify (potential for more option money, longer term cashflow though)...The only other thing I can think of would be to enter the deal while legally structured as a trust, then you could transfer all or part of your "beneficial interest" in the property for a fee.

How do you structure a deal?

Having an extra bathroom in the basement is a positive, especially if the tenants can hang out down there in the summer.For rents, definitely check out Craigslist, not just what other landlords are offering, but also what people are searching for under the "housing wanted" section.As far as an exit strategy for single-family homes, you have several possibilities:1) Rent to own from a tenant2) Sell on land contract to a tenant or investor3) Sell to an investor4) Sell retail

After 2 years tax returns reflecting rental income then lenders will start to calculate rental income into your DTI.Either path you choose, make sure you analyze the numbers conservatively to make sure the deal cash flows for you with however you structure it.

The property is a single family townhouse approx 1400 square feet. 3bedroom 1.5 bathrooms. 2 floors plus a basement.

Also I'm part owner of a Kitchen and Bathroom company.

I would like to get Private Money Investors for Buy & Hold Investments .. but what is the standard ROI or deal structure for this type of funding?

Know the neighborhood, target market and the future better than others.As a long-time real estate investor, good, sound, and predictable returns vs. risk are the key factors.When presenting an investment opportunity to an investor, your presentation should demonstrate why this investmement will be a good and enduring performer in the neighborhood.It is not about the number of bedrooms or bathrooms, it is about does your investment consideration have the ability to outperform in the neighborhood with enduring results.If you seek fast money today, many old and establish investors will pass the consideration.

(You could eliminate any default penalty under the contract as consideration for the additional earnest money ;) ) Hope it works for you.If not, you may need to use the option route and a separate lease with rents paid at market rates and an option price paid as you might agree to structure the deal