Why not borrow against your own home's equity?

Also, you can The the flipping easily with conventional renovation loans with FannieMae Mae HomeStyle which investment properties, 1 unit, 15% downpayment DianaHard money has its place, especially when borrowers write off a lot of expenses and don't qualify for conventional financing or if they want to get a lower down payment, particularly on units. 

Usually you can borrower up to 80% of the appraised value.

Thanks for he replys£50k purchase price Inc fees£20k deposit and costsWe will borrow £30kPossibly £1200 per month on rentwe have no cashwe will pay it of over 3/4 yearsthen refinance for 80% LTV£48krepay that over 10 years.we will return the investors initial investment plus they will get a percentage of the rental income.Is there a percentage they should receive on top of there investment what percentage of the rental income should they get.

I have borrowed money from a HML that required title in an LLC, but an appraisal?

Just make sure to get all of your due diligence completed within the required time frame and if you are borrowing you probably want to make it contingent on the financing and/or appraised value. 

The borrower has a decent credit score, but not great. 

Of course there can be exceptions based on strength of borrower and existing relationship with a lender but I am talking more general terms what NNN lenders are looking for right now.  

Me and two siblings inherited a home and borrowed some money from relatives to fix it up so we can rent it. 

For holding costs, assume the flipper is borrowing hard money at a higher interest rate, not the conventional loan numbers Zillow is going to tell you.