Even in a rapidly appreciating market, this is near impossible to achieve in one year if the original home is close to turnkey at purchase.I spoke with my mortgage broker yesterday and he told me there is a product that recently started being offered that is called a VA Renovation loan (I am looking to do the same thing you are). 

Just like vacuuming your truck your truck is free, contacting the broker online is free.

Interesting enough, a broker went with his client and his client was one of the other bidders.

I have an agreement with my broker (whose subordinate is my buying agent) that I get a discount, free staging etc... since he is double dipping on my flips... 

Do I need a broker or can I pay an attorney to set up everything, or myself?

talk to your broker about the best way to manage things... they know best what sells and what doesnt at underwriting.

If you have any recommendations of any insurance broker regarding this then please do suggest. 

He's both an investor and a broker, and local to Trenton.  

You have selling costs & buying costs: broker, lawyer, title; etc.$110k + closing costs and Reno is $160-$170k. $200k minus 2% broker fee is $196k.

I am a local RE Broker in Panama City Beach and I would love to help you if you still need help.