Securing a reliable private investor can mean the difference between locking in a high-profit flip and watching a golden opportunity slip through your fingers. But unlike hard money lenders, private investors don’t live behind application forms or bank underwriting guidelines.

They're real people.

They don’t just buy your numbers. They buy you, your confidence, your pitch, your plan.

This article walks you through how to pitch a flip deal to a private investor the right way, whether it’s a seasoned flipper backing you or a high-income professional looking for returns. And yes, you’ll get word-for-word scripts along the way.

Step 1: Know What a Private Investor Actually Wants

Before you ever send a text, hop on a Zoom call, or slide into a LinkedIn DM, understand the two big things a private investor is looking for:

1. A clear, risk-controlled opportunity with a path to profit
2. A person they trust to execute that plan

They are not banks. They may not understand flipping jargon. They probably don't care about your Instagram following. What they want is a clear return on their money with as little downside as possible.

So your pitch needs to reflect that.

Step 2: Build the Core Offer Before You Say a Word

Before you pitch, you need to answer three questions internally:

A. How much capital are you asking for?
Be precise. Down to the dollar. Round numbers don’t inspire confidence.

B. What are you offering in return?
This could be:

• Flat interest (e.g. 10% annualized)

• Equity split (e.g. 50/50 after capital return)

• Hybrid (e.g. 6% interest plus 20% equity)

C. What’s the timeline and exit strategy?
If you can’t clearly explain how long the money is locked up and how the investor gets paid back, you’re not ready to pitch.

Step 3: The Cold Outreach Message (Script Included)

Let’s say you don’t already have a relationship. Here's how to break the ice.

Script: Cold Text or DM

Hey [Name], I know we haven’t chatted much, but I wanted to reach out directly because I’m working on a real estate flip that’s got strong numbers, and I’m opening a spot for a private investor.

It’s a short-term deal (under 6 months), everything’s local, and I’ve got comps and rehab numbers lined up.

Are you open to looking at something like that, or should I keep you off the list?

Why it works:

• You’re not pushing, you’re asking for permission

• You use curiosity: “opening a spot” signals scarcity

• It positions you as already active, not desperate for money

Step 4: The Follow-Up Message (Soft Sell)

If they say they’re open to it, here’s what to send next.

Script: Soft Follow-Up

Awesome. Here’s the quick summary:

Purchase Price: $197K
Rehab Estimate: $42K (I’ll show the full scope)
ARV: $320K (based on 3 clean comps within 0.3 mi)

I’m looking to raise $255K to cover purchase + rehab + reserves.

Happy to offer [10% flat return over 6 months OR 8% + 25% equity, whichever fits best].

Let me know if that’s something you want to see the full deck for. No pressure at all.

Key tip: Always give them just enough to say yes to a longer conversation, not a data dump.

Step 5: The Live Call Framework (Investor Pitch Structure)

Once you get on the call, your job is to walk them through the deal, not with hype, but with control.

Use this 5-part flow:

1. Frame the Deal Briefly

“This is a flip we’re buying in [neighborhood]. It’s a cosmetic rehab, and the spread is strong because the seller needs to close fast. I’ll walk you through the numbers, timeline, and why I think this is a safe, solid opportunity.”

2. Walk the Numbers Slowly

“We’re in at $197K, rehab’s $42K, ARV is $320K based on three sold comps within a half-mile, all in the last 60 days. After closing costs and realtor fees, we’re targeting a net profit of about $46K, which is where your return comes from.”

3. De-Risk the Investment

Let them know how you’re protecting their capital.

“We’re keeping $10K as contingency. The rehab is cosmetic, mostly kitchen, flooring, paint, and landscaping. I’ve worked with this contractor before, and we’re baking in 10% buffer.”

4. Present the Return Clearly

“You’d be coming in with $255K. I’m offering a 10% flat annualized return, but it’s a 5–6 month deal, so it’d come out to about $10.6K total return. All secured with a promissory note.”

5. Handle Questions and Invite a Follow-Up

“If this feels like a fit, I’ll send over the full pitch deck and references. No pressure. I just want to give you a chance to look under the hood.”

How to Handle Investor Objections

Q: “What happens if the property doesn’t sell?”

“Great question. We’re priced to sell fast and have strong comps, but we’re also underwriting a backup plan to rent it short-term if needed. Either way, your capital and return are secured in writing.”

Q: “Can I come see the property?”

“Absolutely, I’ll walk you through it myself or send a full walkthrough video, whichever you prefer.”

Q: “What if the rehab goes over budget?”

“We’ve padded 10% contingency, and I’ve worked with this GC before on similar projects. Plus, I’m personally managing the project every week.”

What NOT to Say

Don’t say:

• “It’s a sure thing.”

• “We’ll double our money easily.”

• “This is your chance to get in early.”

Why? Serious investors don’t trust hype. They trust preparation. When in doubt, let your spreadsheets talk, not your ego.

How to Keep the Deal Moving After the Pitch

If they’re interested, send:

• Your full flip summary (use a 1-page PDF with comps, photos, and timeline)

• The proposed terms again in writing

• Your credibility packet (past projects, testimonials, licenses, etc.)

Then ask for a verbal yes before you start paperwork.

“If everything looks good on your end, I’ll have the promissory note and deal summary sent for your review. Want to move forward?”

What to Do if They Go Cold

If a private investor seems warm, then disappears, don’t chase, but do follow up with confidence.

Follow-Up Script:

Hey [Name], just wanted to close the loop on this. I’ve got another investor ready to move forward, but since you were one of the first I brought this to, I wanted to offer you one last shot before I lock it in elsewhere.

No hard feelings either way, just need to finalize this by [day].

Scarcity + respect = results.

Final Tip: Don’t Just Pitch. Build a Rolodex.

Every pitch, even the ones that don’t close, helps you build long-term trust. Create a simple CRM or spreadsheet with:

• Name

• Contact info

• Past investment activity

• What return structures do they prefer

• The last deal they saw from you

Because if this deal isn’t the right fit, the next one might be.

Closing Thoughts

You don’t need to sound like Wall Street to win private money.

You need to sound like you, a confident, prepared operator who knows how to protect capital, manage a project, and exit with profit.

Backed by comps, photos, and clear communication, your pitch becomes more than a pitch. It becomes a partnership.

And those are the deals that flip into repeat funding, the kind you can build a whole flipping career on.