. :)  dont know the answer but if I was guess there is probably some lenders that do it with sufficient equity.

Knowing the Fort Collins market and it's price points a little bit, it doesn't sound like you're capitalized quite enough to get started flipping, especially when factoring in risk (properties in the $300-400k range will be high risk, not good locations).

Banks and Credit unions in the 7-9% range. 

I was thinking the house would rent for 1200-1350 but it seems now the range is 1000-1200 with 1200 being the highest for the area so may be hard to get.

The other 2 had balances in the $13k-$25k range.

Let tenants know you'll keep it between a certain range of X - X in the summer or winter months.

I have consulted with a few attorneys over the past couple years regarding this and have determined that for my own personal situation, umbrella insurance provides sufficient risk mitigation for my situation at this time.

Versus other areas are more in the 50k to 80k range. 

The other thing about VA assumptions is that the seller's (veteran) VA entitlement will remain encumbered unless the new borrower is also an eligible veteran with sufficient entitlement on their COE. 

I did a quick google search for cap rates on apts in Muncie and I got a range of 8.13% to 9.50%.