It isn't easy to make things pencil, and I don't see it getting much better over the next 12 months. 

From the Great Recession to Q1 2022 it was easy to find RE that seemed very likely to produce outstanding return. 

It’s not always easy, but each challenge has taught me something new.

Final Thoughts: If the deal is really solid, raising the money will be the easy part—capital always flows to good opportunities.

I would outline your scenario to a few local mortgage brokers - with everything you've said this seems like a pretty easy deal. 

They aren't necessarily easy or viable.

I've been religious about this because I know how easy it is to lose track of what you're spending when it's all going into and out of a single pot.

Just for example, if you buy a single family home to flip at $300k and your rehab budget is $70k (which isn’t a ton - very easy to hit that amount) your ARV is definitely going to need to be above $500k to make any profit/make it worth doing at all.  

This metric became popular post GFC, when properties with a 1% rent to value ratio were fairly easy to find.  

However, its downfall (and really what makes it so easy) is that it is a single-entry system.