If they are I proceed forward and do a better repair estimate if not more than likely I would just be wasting my time and with my current projects and 7 month daughter time is fleeting and precious.

When I used a conventional loan to buy an investment property I had to give them a projected income statement for the rental property I was trying to acquire.

Their expertise minimizes your risk of a bad situation, and your choice of project will be less of a shot in the dark. 

Since I only have one deal under my belt, I'm assuming that potential investors won't be comfortable with lending me 100% of the project cost.

I need some quotes for a few projects and rather use recommendations than just a blind search.

With commercial land brokers commission agreements typically run about 8 to 10% total depending on the project size.    

@Jordan Moorhead do said banks lend based on personal income or projected value?

Please let me know when you get to Jax, love to see your project!

That means that I have to either: have enough cash to make the purchase and do the entire renovation (I don't) or move into a house that isn't yet adequate and live in a major construction project for the next 6 months (I don't want to).Is anyone aware of a lender that will do a cash-out loan without requiring occupancy prior to closing?

Looking to acquire either a second rental or do a rehab project.