Or find someone with a HELOC at 5%... they can draw on the HELOC @ 5%, charge you 12% and 3 points, and make that  spread as profit. 

Regardless, the fact that you can put down so little and have the potential to generate $400+ in cash flow a month is very good for your ROI. 

Current situation:So I don't have much funds but I do work a part time job and have few side hustles that I try to generate any extra income.

Considering structuring a profit sharing model per project with a friend who is a general contractor.

But after all, he made a great decision and it was amazingly profitable.Numbers:80k Purchase – cash 35k – Reno Roof, siding, paint inside and outKitchen cabinets and countertop resurfacedPlank floor New tile in bathroomRepair electric and plumbingHome staging 1% of sale price6 month project 165k sale price less 6k closing costs44k Profit Regrettably, this will probably be the most profitable flip I am involved with for the foreseeable future.

You'll find your MAO (maximum allowable offer) buy taking the ARV then subtracting all rehab expenses, holding/transactional costs and desired profit.

Not a ton of profit as a lump sum, but in terms of return as a percent of money in or value of home, it makes the cut.

You can usually carry this years losses against a later year's profits.

The old rule of thumb is that you want at least 30% equity to give you room for repairs, holding costs, sales costs while still earning a profit.

@Darryl JacksonHow much you need can depend on many factors , the purchase price of the home , the rehab costs etc.Also if you are going to pay all cash or leverage ( hard money or private money loans etc ) If you don’t own your own home I’d suggest doing a live in flip or house hack as you can take advantage of low money down loans like an FHA loan for 3.5%Many people have used this as a way to start out and gain equity that they then use for other deals .It’s possible to do deals without your own money if you do a joint venture type deal but could be hard to find someone to partner without experience, might have to give up more than half the profit but still better than no deal .