Hey Malcolm, debt financing shouldn't be an issue; with a DSCR loan, you can borrow within an LLC, and it does not need to exist for a certain period of time.

Here is my issue in a nutshell.

Seasonality is not an issue as this is a year-round market.

These issues create clouds on the title.

Of course ex wants the ZestimateAppraiser came by a year ago and didnt ask for any HOA financials (said none provided in report) and said any visible issues would only resort in a “cure cost” factored in the value.

I have flipped a good amount of houses like this one (without the snow issue lol).Get 3-4 different contractors to bid the job and then get started on it ASAP.

How common is any form of apprenticeship under an experienced investor?

Slight cosmetic or even larger cosmetic issues like cabinets and stuff I have no problem negotiating the price down and holding it to complete a remodel to then turn and rent it out or even if I find something undervalued picking that up and rehabbing it and reselling it. again I am WAY new I just finished the book and I am sure my agent will  help me she's wonderful!

What seems strange to me is that you think it's common.  

A credible lender will be happy to provide them.Experience: Check how long the lender has been in business and their experience with similar projects.Red Flags:Upfront Fees: Be cautious of lenders asking for substantial upfront fees before any services are rendered.Lack of Transparency: If a lender is not transparent about terms, fees, or the loan process, it’s a red flag.Unrealistic Promises: Beware of lenders promising guaranteed approvals without a proper assessment or offering terms that seem too good to be true.Poor Communication: Difficulty in reaching the lender or getting clear answers can indicate potential issues down the line.By conducting thorough research and due diligence, you can confidently choose a reputable hard money lender that meets your needs.