Than the real estate deflationary pain begins.

@Alejandro Villalpando I am hoping that the one I host will be back in person soon... we just need to find a venue again which can be a pain. 

Technically, you may be able to push all those costs back onto investors and raise the capital to end up with no money in the deal, before you ever close, but you had have funds available for the cash flow timing.Now on to more realistic scenarios, if you are trying to raise capital from outside investors, it is very, very common to be asked if you are investing in the deal, but understand that investors just want to make sure that you will feel some pain too if things go south, and that you will feel motivated to continue fighting to stave off a loss more, if you are personally in a position to lose too.As for splits and structures, you will see deals that run the gamut. 70/30, 75/25, and 80/20 tend to be the most common.  

Regardless of the investment vehicle, when the demand turns parabolic, as is the case with real estate right now, a significant and painful correction always follows. 

I figured that they may of been having some growing pains.

If they have to bring you cash then it becomes a pain for them to pay on time if they have to bring it to you.

It's hard to build in any HOA communities because its' really pain to deal with them unless developers already have the lots and have permits and permission to build.

Have you considered this might be a  short sighted motivation on your part to avoid the pain of having to move?

Like @Mark Reitman mentioned it's kind of a pain from what I understand to go through the process.

If they've flipped so many houses and made so much ordinary income,  why pay the fees and go through the pain and risk of raising capital and taking on partners.