Just because the seller is making a substantial profit, doesn't mean it's wrong. 

I would like an experienced investor to walk me through this deal always open to profit sharing.

However I realize that in these markets, profit per unit is so minimal that even a short vacancy can turn into a negative cashflow situation.Here is an example, please let me know if I am missing something;Assumptions:  Purchase price: $100k. 

I have found that there’s not really any profit left if you hire a full-service builder.

Find a deal, manage construction, do some of the work if you have that background, you will have to do something to make someone want to partner and split profits with you.Do a live in flip.

# 1 CY Proverb - "You can never lose money by taking a profit!"

Besides my secular job I am a also the Pastor of the Truth Church in Edgerton, KS.I have a limited background in real estate investing but I have bought 3 single family homes in my life and one of those I had a renter for a couple years before selling for a profit.

-property location-style (sfr, land, mfr, etc)-purchase date-purchase price-debt service used -%rate of debt service -rehab costs if applies-exit strategy-disposition date-disposition price-gross profit-ROI % or annualized % of returnNot sure how complex it should be.

I use the P&I payments on the upb to calculate my annualized return on a reperforming note, but I use the estimated payoff to calculate my overall net profit should the loan payoff early or go to foreclosure. 

I think the self-directed IRA is a huge, rarely untapped resource for most people.I just feel that a lot of 'savers' would love to work with an 'investor' and would more than happy with a return much lower than RE investors would require for HM or profit splits.