You should pitch the terms. 50/50 profit share of net proceeds after the sale of the home. outline all responsibilities so that it shows that 1/2 of the work is taken care of by each of you. be open to other small edits she may propose. 

I have clients that do flips here, house hack, live-in flips, park wealth in real estate and don’t care much about their return, etc.

I would be careful with South Boston and Crewe because the economy has been declining. 

We are a very established company with a track record and take great care in what we do.

I get this concept completely but seem to be one step away from really being able to rinse and repeat this.What am I missing?

If one of my great tenants wanted to have a guest come to stay with them for a while, personally, I wouldn't care. 

Your signs look great and like you put some care into them.

She called me because the picture window in her living room spontaneously exploded and the owner (also the failed flipper) blamed her, well come to find out this genius cut a big hole in a load bearing exterior wall for this window but had neglected to put a header in so when a big heavy snow came, the pressure was too much for the window and it followed the path of least resistance. this happened 2 consecutive winters. a home inspector would not have caught that because it is hidden behind sheetrock but if the work had been permitted, it never would fly. my point is that an inspector can only inspect what they can see and that many flippers either have no clue what they are doing, are trying to cut corners, or don't care. there ARE some good and responsible flippers but when I know a house has been flipped, I am always suspicious.

I recently purchased a property for 88k that only needs about 5k in work and the value will be 120k and will rent out for $975 on a lease option where the tenant will take care of any repairs needed.

They have been there over three years and take care of the home.