Flip it or rent it?

[Steve K]

Wouldn't usually include numbers but sort of a necessity on this one. I bought a house with the intention of keeping it as a rental but the market being what it is makes me wonder if I should just lock in gains now. My question is whether an end user is going to be able to finance this deal as a quick flip.

Purchase price: 90k - Appraisal at purchase was $135k using bad comps.
Rehab: Would be about $20k if I had hired an outside contractor.
Value: $164k +/-
Time owned: 30 days

I've already done the rehab and it's rent or sale ready. I'd be surprised if I couldn't have a contract within 3 days with multiple offers. That being said will any bank touch this spread right now or do I need to wait the full 90 days before being put on the market?