Your deal parameters are ideally suited for using HML or a private lender, since your objective is short term, and your exit financing is a clear and effective path. 

My objective was to Run the brrr… but since that has changed I’m having to sell. 

@Elvia Morales, everyones situation is different and everyone's objectives may be different.

At a minimum, you should have an attorney working with you to review contracts, answer questions, and supervise the transaction objectively, but they still won't give you the same benefits as a real estate agent would.

Cashflow only about $420/yr 1 based on BP calculator.Also, my objective is to buy, rehab, rent, refinance

And while doing that spend a ton of time reading books, listening to podcasts, participating in these forums, and just generally learning the ropes.Step 3: Reassess your goals and objectives

In other words, what's the objective process that takes place.

Maybe I am getting a little too excited with shiny object syndrome.

The main objective for me is cash flow and TTL $ returns.I think you have to take what the market gives you.  

@Bill Brandt maybe it’s the type of information that’s being requested that he objects to.