This way it splits risk and he can't walk away and leave you high and dry with the payment.

I have seen homes where they almost destroyed HVAC ductwork by blowing loose insulation in the cold air return ducts. 

After working with a few buyers, their capital dries up.

If you dont mind blowing 7-10k on guru training there are systems out there you can learn an implement yourself.   

Depending on the size of your deals and minimum investment amount, you could blow right through that limit.Most syndications I have been a part of over the last 15 years have been formed as either LLC or LPs.  

The fan typically doesn't blow hard enough.

The profit then goes into the rental fund to save for a downpayment, while the HELOC is your dry powder for flips.Additionally, of course you hear her concerns, but approaching this in a way that can help her achieve her goals will probably go further.  

There's a well-known phenomenon in larger balloon-framed buildings in extreme climates where the joists dry out and shrink closer to the external walls and retain more moisture and hold to their original dimensions better in the middle of the building.

That space is blowing up but still plenty of opportunity if you know where to look. 

Last thing I want is to blow up a deal because of poor rehab projections.