Based on all those factors, your best chance would be to partner with a more seasoned investor to get loans.

For the latter, before going out alone, help and bring value to a seasoned investor who who utilizes creative financing.

Not looking to rent it out in the off-season currently.

And IMHO, the prices are dropping big time (on avg. 10K/month...houses that were above 300K a year ago are not selling at 250K now) and the available rentals saturation is worse than I seen during summer season (with rents dropping from 1$-1.08/sqft to 0.8$/sqft and very little contacts and applications...just go in Zillow and look how many rentals are on the market now in Kyle, New Braunfels or Converse). 

Comps to me no longer play the only role because of rates, seasonality, etc., it definitely fights the arguments on re-fis with the appraiser but I'm noticing there's just a liquidity issue that is skewing things.I try to essentially start at the floor and work my way up on the ARV as opposed to seeing the highs and working it down.

Then after the units are stabilized (perhaps with some seasoning), you could get a bank/HML to refi this up for 75%-80% of the ARV.  

Meet-ups via local groups or via zoom calls or private REI clubs/groups.Asking a seasoned agent in each city/county as well as a Banker/Loan officer will also help put a plan together.

And while I agree that debt is often the cheapest form of capital, if you are looking at a project that involves some form of value-add business plan, you can always refi either when rates come down or you have increased the yield on the asset to exceed your interest rate.But like Stuart noted, for many groups, even the most seasoned syndicators, raising call cash for their deals is effectively impossible.  

Whether you're a seasoned pro or just thinking about your first flip, let’s laugh, learn, and maybe even cry together!

Bullet 1 points to the folly of this thinking.