Unfortunately, I do not have any recommendations but be careful on who you select.

I have already talked to a private lender of mine that tentatively agreed to lend on the deal.

Consider saving the 40-60k and maybe just spend a little extra on cozying up the place and making it more attractive. 

Purchase price: $182,000 Cash invested: $46,000 This house was listed on MLS.

I plan on buying a condo that I will later rent out.

It seems like it basically up to you to do the math on how much more you will potentially make selling each unit individually and then deciding if that extra $$$ is worth the number of extra hours you will spend.

There's almost always something worth buying on the MLS.

Scott's book on estimating rehab costs, it's a must read in this area: https://store.biggerpockets.com/products/the-book-on-estimat...In addition to that, I would check out my article on due diligence.

So on the rental agreement, I had wrote its a two bedroo0m house ,then on a separate agreement, I wrote one bedroom for the remaining portion  of the rent. 

Quote from @Robert Frazier: I would stick to something that can be replicated on each flip when you are in a market like this price point.