His proposed solution was to rehab them ourselves and make the money that we were “giving away” to our buyers.

You're adding days to your rehab because your contractors are waiting on materials.So, how do you fix this?

Your rehab is going to be about $150K. 

If cash flow is your priority, out-of-state investing in landlord-friendly, high-yield markets (Texas, Tennessee, Indiana, Georgia) is your best bet—use the HELOC for down payments and rehabs.

Don’t take on too much rehab work for your first deal.

My current agent suggested if it made sense financially, to do some rehab work to get the properties rent-ready, but I do not have the liquid funds to do so and sell these as-is.

If we can get in and out in 30-45 days on a cosmetic flip, we will take less profit than a 6 month or longer rehab. 

I have the ability to find properties that all in costs including rehab and purchase would only be 70 to 80% or ARV on properties. due to this I have been trying to find lenders that allow for less down and rehab coverage since the properties are so discounted.

Unless you have a massive deposit relationship with them like 1m++++ then they may do 20%That said they will finance the rehab if you’re a strong borrower and it pencils. 

We do want to settle in a little bit here while continuing to do our homework, but hope to get into something in the next 6-12 months.With the way interest rates are looking now and what little I see on public listings, I think a smaller multi-family that needs a little rehab would be the best bet.