i would recommend getting a realtor that specializes in investment properties that would be providing options and comps for you 

We would also provide the down payment and manage the property so that my sister could simply live in it for a year and pay rent until she decides to move.

It provides so many protections that aren't in place if you buy off market. 

Any custom home builders that might be willing to talk to a newbie and provide some insight or mentoring? 

Feel free to connect with me and ask any questions you have along the way, and I'll do my best to provide guidance and support.

We are an internally funded first mortgage real estate lender providing interim funding for the acquisition and development of commercial, residential, and entitled land projects in multiple states.Seth [email protected]

This will provide you valuable insights into what the market offers.

I'll shoot you a DM to provide more insight.

I won't send you to collections provided you pay $200/month (or whatever) until the balance is paid off.

There is no such thing as a gap funding contract, @Marco Chaidez.I assume you are asking someone to provide the funds you need for the down payment and rehab costs on a flip you are doing?