Essentially you will be GC'ing alongside them. 

Trying to balance what the seller would consider alongside how far I'm willing to go.

We hard money lenders leverage our time and resources by allowing outside, passive investors to participate in our loans along side us - and we of course earn significant fees (mostly paid by borrower, but of course in some way sacrificed by investor) in excess of our return on our own capital.  

I’ve partnered with investors where they provide the capital for the acquisition, and I will invest my own money alongside them as an investor and manager from top to bottom – utilizing my construction company to fund the entire renovation + property management and final disposition of the property (if it’s a flip).

Alongside that question is where in the heck do you find investors if you don't have tons of wealthy friends or family members?

I would also apply for more cards and the mortgage on the same day, if possible, to minimize the impact on your scores while increasing your available credit.I agree with the balance transfer strategy but disagree with waiting and applying for multiple trade lines alongside your mortgage application.

So you can put in flat rate fees alongside the property management percent?

You could then go along on every phase of the project and learn those skills along side someone who is well versed to minimize your mistakes and make money in the meantime.Once you do this a few times, you could then use the knowledge, education, skill to put together your own team and fund your own deals to strike out on your own following the same established process.Another option might be you like the idea of a monthly paycheck, but don't want the hassle of tenants.  

The same might apply to some of your "ready to rent" expenses.The roof is depreciated alongside the property itself.

With a good opportunity you can also find mentors willing to partner and do a deal with you for a share of profit, or buy it from you and still keep you alongside watching how they run it from start to finish and cash the check on resale.