Any recommendations or referrals for ones who did what they promised to do? 

IE get you to pay app fees promise the moon and never fund ??

Under promise yourself, over perform.

@Michael Glaser if you're using a lender and they don't require flood insurance that may be promising...sounds like it's well protected.

as long as things are humming along in 2022 and the dooms day folks don't have us in a recession were the houses are actually worth less than you paid for them or only what you paid for them.. then the scenario should work fine.. regardless worse case is they are rentals.. but I just would not build a business plan around some big upside and promise it to other investors.. as they may be disappointed if it does not work out as you hope..

This is a very old trick that high risk applicants will use to fake out hobby landlords.

My main concern is that I don't have any construction background and I have never rehabbed a property before so I don't have any real world experience regarding the costs associated in doing so.Once I find a deal that looks promising on paper and I physically go walk the property with my realtor how am I supposed to determine a rehab estimate without any prior experience? 

Personally, I would like to do debt financing with the promise of giving back the money lended plus a percentage back (i.e. promissory note; private loan agreement), though I may have to consider an equity arrangement.  

Every realtor had the fake smile and robotic look in their eyes as they told you "Oh, you will love Summerlin.  

Those flip shows have lower quotes because they use the same contractors every time and get deals from them because they promise work on the next house they flip.