So, looking at the flips I take on, with anticipated profits in the $70k+ range, the setup costs alone are eating nearly 20% of your potential profits, and that is before any real splits with your investors, leaving both your investors and you with not a lot of money left to spread around.A fund could work, but typically, for the economics of a syndication/fund structure to work, you are looking at several million of equity, leveraged up to high single millions, if not into $10+ million range for their to be enough money to make it worth everyone's efforts.

Failure is not an option in anything that I put my time and money into. 

I have been watching the news and they are pumping money into the city.

I've been told I can get rehab budget (basically hard money terms) but I'll struggle to get commercial financing given the number of units and valuation.

What I'm hung up on is how to make a deal work so that it produces a satisfactory rate of return for the money partner.

Being that I own it outright, and only need $125k (budgeting for unknowns), not many hard money lenders have been overly interested.

What I have learned is that I make a lot more money when I focus on finding and negotiating the deals not doing the rehab labor.

The idea that you can build wealth without putting any money into it is a recipe for disaster and the sales pitch of gurus trying to steal your money.

The odds of losing money are much higher than the odds of making money. 

I've bought numerous properties with none of my own money - but you have to work to find these deals and make a lot of offers, and hear a lot of no's.