Bigger Pockets is the one stop shop for real estate investing.

This is underwriter specific, so if your credit union won't allow it, just shop for another lender.

I'm happy with just a coffee or drink meet up as well. 

If you are going to shop the coverage it can get confusing.  

I also agree with J Scott, reducing the scope could result in the reduction of your ARV so itbis keybto shop subcontractors and get better pricing on your kitchen, hardwood floors, and baths.

I'm willing to meet with you for coffee some time during the day when you have some time.

Answer those questions in a sentence or two and you got your elevator pitch.Once you got that start by taking people out for coffee (or stop for a chat or two in the office first to build rappory). 

--I'd recommend sitting down informally with your seller, maybe over lunch or coffee, and just having a casual conversation.

You should also have been and continually shopping local smaller banks and CU's working with their commercial lender on something that works, if you have some cash saved, a decent job/income, and a good credit score, you should be able to get fix and flip loans fairly easily from a small bank.

I should clarify that I the ARV is provably 105-110 conservatively and the mortgage (if you shop around) could be 80LTV, so your mortgage would be 88K.