For example, our company routinely borrows money from a number of private investors at a 10% annualized return.

Are you asking to borrow too much?

Any good HML is going to require a borrower to have skin in the game.

But i figured the only way around this is literally to pay cash, which means that I have to get a personal loan or borrow money.

@Yoshioka JonesYou may be able able to borrow from your 401k.

Lenders are not in the business of betraying their borrowers, Hilde M.

I hear  many lenders require the borrower to pre sign a quit Claim deed when they fund the loan.. with the proviso if the loan goes 30 days delinquent that the lender will just file the QC and wipe out the borrower without doing any other actions.My sense is that this is not legal or proper as its circumvents the borrowers right to cure as stated in the mortgage or trust deed documents..

Because we only do business purpose loans we actually require our borrowers to be entities.

Second, I know most will think it ridiculous but; Is it plausible to begin without money, borrow from a HML and agree to split the profits at end?

Just plug the amount you want to borrow into a I/O loan calculator to get the payment.