In addition to that, platforms like HomeAdvisor or Angi are great for finding vetted professionals, and local builders associations or the Greater Beaumont Chamber of Commerce may have directories or recommendations. 

Additionally, I understand the risks associated with obtaining hard cash and working with hard money lenders, including higher interest rates due to the short term nature of the loan as well as the risk involved.

A great way to start is by attending RE events and joining a local investors association.

We feel like we're already a little in over our heads and need to get some things in place before we jump in to another property. 

And it seems to be getting less clear on where to head.

Most larger communities will have a Homebuilders Association, i would start networking to find a builder that can finance the construction. 

This is where keeping a cool head and using good negotiation skills will likely yield the best outcome.Good luck.

So on a flip deal I have only $100 plus my time and the associated marketing costs.  

I've included an example below to help illustrate this.So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.See example below:DSCR < 1Principal + Interest = $1,700Taxes = $350, Insurance = $100, Association Dues = $50Total PITIA = $2200Rent = $2000DSCR = Rent/PITIA = 2000/2200 = 0.91Since the DSCR is 0.91, we know the expenses are greater than the income of the property.DSCR >1Principal + Interest = $1,500Taxes = $250, Insurance = $100, Association Dues = $25Total PITIA = $1875 Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23If a purchase, you also generally need reserves / savings to show you have 3-6 month payments of PITIA (principal / interest (mortgage payment), property taxes and insurance and HOA (if applicable).

In this manual (which I assume could be modified to provide to tenants) I include all the financing information (which you would not include for tenants) bank accounts, mortgage accounts, payment information, and mortgage payoff), a list of the contractors, what each contractor does, a list of upcoming planned or necessary repairs, and a copy of all leases associated with the property.