Hypothetical:                Make 100,000$                                                                Project Growth- 1 Project with Own Profit of 45,000                                  - 1 self funded flip- 2 Projects with own combined profit of 30,000

However, my most of my questions are in the funding aspect.

I would provide the funding for the rehab and we would split the profits once sold.

I offered a 12K discount based on the rents shown on older year leases now month to month today once they came back with the refusal to prove income, stating they comingle funds and don't want me seeing personal funds.

The rule is you can pull 75%LTV or 100% HUD whichever is lower.The guidelines say NOTHING about what those funds itemize out too, it only states 100% of HUDso load up the HUD!

But if I'm using private money to fund it as a "cash deal" then I wouldn't pay as much as I would if I were going to closing with traditional mortgage funds, right?

The funds will be deducted from what you pay and the closing attorney will  cut the checks to all vendors/lean holders/ ect. with the balance going to seller

My only problem now is...finding a way to fund this project then to sell it. 

I have the funds to renovate the property but currently waiting for architectural plans to get approved to start work..

I might be able pool a fund of $500k.