I am looking for a little bit of clarity on how this process will work (ideally) before my DD period expires.

Can you please share names & recommendations that you, ideally, have worked with in the past?

Ideally I know we use hard money lenders for funding and purchasing rehabs.

This seems like an ideal time to refi to a 30 year and to pull cash out to both finish out renovation and have money to put down on a rental (thinking about a loan between 130-140k). 

The ideal way to do this is to have them invest with you and receive LP share's and maybe a small GP bonus.

It sounds like it needs a substantial amount of rehab (to your benefit) so if you can get into it for a low price with seller financing that would be ideal.

I have a lot of people from so called Ivy League Schools that I deal with but they can’t even properly draft an email even worst handle their daily tasks given to them by the company they work for.

I'd never lie to a tenant or anyone I deal with in a business relationship.

Ideally, find a partner with experience so they verify the deal is solid & can help you manage the deal properly.

Although highly not ideal, you may need to find deals with more meat on the bone and keep the BRRRR going.