I've had them do quite a few projects and have been very pleased.    

All in, we project to be at a total of $140k and according to Rentometer we think we can rent it out for north of $1800/month. 

@Brian Garrett it does sound like a good alternative to an HML the only thing I would be curious about is if you have $100k cash  I would assume the project would need to be 100% financed because if you spent any of your own money your limit would go down $5 for every $1 you spend. 

Not to mention, this project could take 6 months of time.  

He works a full time job so I would be in control of 100% of the project.

Stretch my Construction partner so much that he has no time for other projects?

The IRR Looks like this:So yes, you can do JUST a Cash on Cash Return (CoC Return) and get the same answer as a 10 year projected IRR as in the image above.Also, because you are using a 10 year projection schedule, you really VISUALIZE the Cash Flows.

Obviously, every investor would be upset and pissed off but would it eat at you even more being that you used to live there and maybe even did a project or two in the house yourself? 

-have done at least 7-10 deals-currently working on at least 2 projects -possibly interested in utilizing my college counseling expertise for your high school age daughter or son in exchange for your REI expertise-someone who is genuinely interested in helping a newbie learn the ropes-a good personLooking forward to hearing from you! 

I'd like to use this area because it is centralized, deck is gonna need replaced soonish, and 2 walls for the project are already in place.