I did whole new floor, open concept kitchen, new high hats, baseboards, paint, now I will work on the basement.

A short term hard money loan, might be a good option or if you can build a good relationship with a local bank/credit union that is intrigued by your story.The questions that come to mind when putting on my lender hat quickly- What is your experience to execute on the game plan?

I think we all need to chip in for your hat collection...

The way to keep from buying into them too early is to put your therapy hat on and just ask good questions. 

It's super ironic that you are doing all this while your profile pic has you wearing a hat that says "NOT FOR RESALE"   :) Brokerage has nothing to do with your intentions, nor about you getting money from the seller. 

Either it's a very small niche group that already works with a number of investors or people rather list properties with their agent hats on to maximize commissions/profits. 

Yes, this means that if the dog is in the backyard, they need to be in the backyard and have their dog on a leash so others are not 'shocked and awed' by their fur baby. 

As opposed to picking one randomly from a hat because it appears to give better cash flow.

Hats off to u on the diligence

I will be answering as a "Hat-Wrack" wearing my Investor, Flipper, Contractor and Broker cap's.