Make sure that you can find a sponsor that you trust.

@Brandon Croucier is giving you solid info on finding an experienced and honest mortgage broker who can shop your exact scenario both ways, with the rehab and without and break down the benefits of each with all fees so you can see an apples to apples comparison. 

I’ve seen people buy land thinking water was covered only to find out they had to pay 6 figures to get water re-routes or upgrade pump stations.

I think you need to find a good local agent, network with investors(local meet ups, FB groups, etc) and learn more to dial in the gameplan. 

Quote from @Makan A Tabrizi: Do you find flat paint to be easier to wipe down?

Did you ever find out?  

Find Brandon Turner anywhere on the internet for information on it.  

You can close in an LLC and don't need to provide employment history, income or tax returns, and DTI isn't a factor.

Using a HELOC can provide you with the necessary capital at a lower interest rate to fund your next projects without leaning too heavily on hard money lenders, which can eat into your profits.Here are a some actors that you would want to consider:1.

My goal is to stabilize, refinance within 3-5 years, and offer strong returns to lenders.Your point about targeting SDIRA investors and high earners is interesting—how do you typically find and connect with these types of lenders?