There is minimal public transportation.

That's right, nothing says complete waste of money more than a concrete floor bedroom and standalone makeshift closet.

Get the clock started, don't waste another moment.  

@Travis T.The owner didn’t say she didn’t want to sell but the property manager said it was t for sale

I cannot speak much to private money lending, but you've got the right long term goals in mind of a quick flip then conventional refinancing out of the hard money loan to minimize risk in the long term.

This gives them an income stream of interest which is somewhat like getting rental income, and NOT getting all the money back minimizes their capital gains tax. 

Close on the house by putting up minimal downpayment, minimal closing costs, etc.4.

Also, quality contractors have lots of business, so you probably don't want to waste their time getting a bid before you're under contract on a property.

I have self managed and if you are going to be living on the property I would say it would be a waste to have a property manager. 5.

With that strategy you minimize your out of pocket up-front and then don't have to wait for a refi.