Hard money vs. a construction loan for a flip

[Mark Rogers]

My goal is to have an investor back the transaction.  I want to split the profit with my investor.  This would be in Frankfort KY.  I anticipate the house costing less than 100K, repair costs to be approx 20K-30K and then sell the renovated house at market value.  Timeline would be about 4 months - 60 days for renovation and 30 to 60 days to place the house on the market and close.  Question, what is the best loan and terms, etc for this specific purpose?