It has been best to anticipate wildly different ARVs based on not only the property details, but also the quality of the finishes that are used.

Based on this experience, I feel I have a fair sense of what pricing should look like.Do you have any supplemental carriers you’d recommend?

HELOC on the TH you're living in sounds the most doable (banks have more appetite to lend when it's owner occupied).Two cents - HELOCs can be great, but it is still debt and you'll want to make sure your base case expected return makes the juice worth the squeeze.

Quote from @Derrick Roland II: "but based on my pre-approval"  This is the most important phrase of your post.Where did you get that pre-approval? 

Hi Lina -- I'm based in Dallas but wouldn't know the laws for the city and county of Kyle, Texas.

Below, I outline several incidents that demonstrate the importance of vigilance in this industry.Incident 1: Noble Capital LoansNoble Capital Loans presented itself as a Georgia-based corporation with favorable loan terms.

If you want to find someplace to land pick it based on environment/people. 

Platforms like Procore, JobTread, Buildertrend, and FlipperForce have caught my eye, but I want to make sure I’m considering the best fit for my needs.Here’s what I’m looking for in a solution:Cost Estimation: A tool that accurately calculates material and labor costs.Project Oversight: Features to manage tasks, schedules, and budgets efficiently from start to finish.Vendor Integration: Real-time updates on pricing and inventory from suppliers like Home Depot or other suppliers.Material Suggestions: Automation or recommendations based on the rehab’s scope and specifications.Labor Planning: Tools to predict labor hours and staffing requirements for each phase of the project.For those of you who’ve used any of these platforms (or others), I’d love to hear your thoughts:Which software have you found most effective and why?

Now he has sold the company and is more of a flat rate charge based loosely on how long it takes him to prepare the return.

From there, you can research through zillow/redfin whatever but your best bet would be to find an investor/agent (I a one but based in Fort Lauderdale) who can guide you through the process.