In recent conversation with county engineer, they brought up an easement on this land to NRCS/flood control dam built next to my property and the dam has inundation easement on my entire lot.

If you have your paperwork in order, and the weather is agreeable, should be no reason you cant get a non paying tenant out in under 90 days. 60 days is usually fast.

I'll pay $13K for the house, anticipated rehab is $25k, hoping to be all-in under $40K. 

Thus, we are similar to Kansas City in that way.One way that I personally make it work for my investing strategy is to fill the vacancy during the fall/winter months at a reduced rent where you know you can find a tenant in under 30 days.

so if your house is less than that elevation, it would (theoretically) be inundated. 

Mine would include rough framing, rough plumbing, rough electrical, mechanicals, plus all the finishes and with permits and inspections, how could anyone do that in under 30 days?

Usually in under 15 minutes of driving around (after flying out) I can figure out my comfort level with the area. 

The bottom unit needs quite a bit of work but comparable sale are around the $50,000 - $60,000 range.I can easily come in under that with the rehab.Hopefully the other contract falls through with the other buyer.Be patient and keep networking, the right deal will come along.It always does ;)Thanks and have a great day.

I can't seem to make the numbers work with purchasing for hard money and refi-ing in under 6 months.

You are likely to be inundated with contacts.What sort of climate are you interested in?