Help: Funding Options & Other Decisions

[Charlotte Trusty]

Hello! 

I am new here. I am a RE Photographer in Washington state wanting to enter the flip biz. I've been looking into different ways of acquiring funds with little/no money down. I know the Hard Money Lenders usually take 15-18%. I found this at 10%, which seems too good to be true, so it probably is: http://www.fundinganllc.com/apply-now?affid=667
• Are there any other programs that I should be looking at? 
I also have equity in my own home, which I could draw in a HELOC, but it wouldn't be enough to purchase and* rehab. Maybe 25k or so.
• Would you recommend that I use my equity at all?

• Should I look at a complete gut/rehab for super cheap? Or try to get something that would take minimal effort/money to fix up but would cost more to purchase?

• Does anyone have a trusted lender they would recommend? (No solicitations from lenders, please) I'm all about word of mouth. 

Here is a sample rehab property I'm looking at - 900sq ft. I would not pay more than 40k for it. I photograph for the listing agent so I have an 'in'... but he also said the kids who inherited it won't drop the price much. I don't think they have seen it! It's BAD. Use your imagination for the interior... full of junk - needs all new everything. http://www.zillow.com/homedetails/123-Bergly-Ln-Lo...
I don't want to bite off more than I can chew/afford but this is a small house so costs would be lower than your average 3/2 in the same condition. Conservative estimate is $50k rehab - correct me if I'm wrong. ARV is $119k • Should I run away?

I have a million more questions but this is a start.

Any and all input is appreciated! 
Cheers, Charlotte