With you being a GC you can do better then most investors since everything can be done by you and not hired out.

We also had to do some substantial repairs on the sewer line.

I will say make sure you contact counsel and do everything right. 

Any suggestions or am i missing a tool to do this with?

Quote from @Andrew McArthur: Hi all, I'm from Toronto and been doing research into South Carolina's Multifamily market, specifically Greenville, Charleston, Columbia. 

Is there anything specific I need to be on the lookout for or anything I should do to make sure I'm legally covered?

If you're doing a rate and term refinance, there's typically not a seasoning period but again it's common for lenders to require it be rented first.If you're doing a DSCR cash out refi, it may not need to be rented first but you're probably paying a higher rate.Your best option is to call a loan broker you trust and go through the options based on your current situation.

@Ngozi IwunzeOne way to avoid capital gains is to turn the flip into a rental after the rehab and then do a 1031 exchange into a more expensive property. 

After that, I'd paint and put a new kitchen in (likely do these myself, which I have done before).

Do 80/90% of land 100% of construction loans exist?