We are a local brokerage and property management firm, I manage a lot of furnished rentals and work with folks here on BP.

They will look at the ENTIRE cost of the project and calculate what they can offer you in loan amount.

I am also willing to work for a more experienced investor or property management company in any capacity, be that market research, deal sourcing, property management assistance, rental optimization, or anything else needed.

In my experience, making on-time payments and making it clear that they are the first lender I am calling to fund a project have been necessary to building a strong relationship fast. 

I did manage to get the flip rented out on a lease option.

What if any property management software are you using right now?

I tracked it and heard from the property manager they may take $1.3mil, but they didn't even flinch at $1.2mil cash, and we got it done. 

I'm using a property management software (TurboTenant) for rental applications and screening reports, and they charge each prospective tenant $45 for this service.However, the Wisconsin State Legislature states that the landlord can only charge the actual cost of a credit report (up to $25).

You are also going to need to decide how to manage the property. 

I would say any rehab project would need to be fairly close to me.