"A little guidance" could range from answering an email or two to hand-holding or taking over to make sure the project doesn't lose the investors money.I'd start out with a 50/50 (not 40/60) split with hourly rate for any of the investors time.

I always have several projects going in a pipeline and the after repair values of these projects range from $550,,000-$1,700,000, with $!

@Samia BinghamSamia - Would you be able to elaborate any more on the present setup you are involved in/have the option to purchase.This type of investment interests me quite a bit as locally it seems to be a niche that could be filled, I'm sure plenty of other locales this works in as well besides established markets.What I'm interested in, are rents paid (if you know the ranges possibly) roughly the space someone gets for the rent, what perks they get -- is there coffee, virtual receptionist -- how is the office decorated/set up - any furniture supplied by landlord, can you pay online, terms of leases, bathroom set up -- do the tenants have to pay for web access or utilities, housekeeping, any fights/spats between neighbors, what type of tenants make up the mix.Really any insight from your experience would very much be appreciated.  

@Shawn M.It depends on your area and the price range you're talking about.

Get 5 realtors to do CMAs and you'll get 5 different prices ranging by at least 20%.

The institutional guys usually like to get payments, I dont make monthly payments to my private lenders, which sounds like what you could use.If you know someone that's got that kind money in CD's or something you can show them how they can make better return at 50% LTV and such.Typical institutional hard money around here is in the ranges you mentioned. 5 pts and 15% is where they start, but you can get it lower.

Make sure you take full advantage of the vast resources here on BP including forums, blogs, podcasts, analysis tools, etc.

At $500K it's still about $60K out of my price range to be honest, but I could get it under contract for say $480K and flip it to a rehabber for say $500K.

I am very familiar with Waterford and the vast majority of the township would be good to work with.

Based on an investment property and your mortgage size, you should be in the 5.125%-5.5% range on a 30 year fixed.