Otherwise, you can achieve it by gathering a team, hiring a project manager, partnering with a sweat equity partner, or using turnkey BRRRR companies.

I put in sweat equity

The 45 day lipstick rehabs don't exist from what I can see... ambitious homeowners are looking for sweat equity so they bid it up.

Use the value add to obtain sweat equity.  

Hello everyone,I recently obtained my Residential remodeling contractors license and have started my construction company: Sweat Equity Construction.

But since I'm looking into ground up, there should be some sweat equity to be captured.

In 3 years I’ve doubled my investment through sweat equity, and when I reached 10 doors I was able to retire my parents with the cash flow.

Would it be possible to put sweat equity into the new build by doing a lot of the finish work ourselves - or would a lender not approve this?

So the implied proposition is, "Buy this run-down house... pay ALL the closing costs (often both sides of the transaction) to buy it, invest a significant amount of money, sweat and tears to bring it up to market condition, then sell it while covering your typical closing costs as well, and your spread to do this is max $50,000 according to their ARV.  

Those are good hacks to get better options than what you might get here, looking in a particular area.You have the right idea though, you want to give some sweat equity first or gopher skills.