A conventional "Delayed Financing Exception" Loan should be able to be obtained immediately, but would only be for a MAXIMUM of what you paid for it including closing costs.

I've seen some cases where lenders were confused about a contract being assigned & closings were delayed or deals killed because of it.Next thing to consider.  

But, the interest charged was minimal, so he didn't have to worry about holding costs, or even a downpayment.  

I just did one with incfile.com and it was less than $100 on top of the state filing fees, but the operating agreement that came with it is incredibly broad and vague, and I imagine would in practice be of minimal use in the case of a serious disagreement among members.

would it have been beneficial to have a GC and crew to flip the house so your time owning it would be minimal?  

Anxiety, double guessing and analysis will only delay you.  

I apologize for the delay in responding still new to how the forums work and on my cell.

Takes time though.If you feel you deserve-at this point, to have minimal work outside of your job, and you deserve the wealth required to be able to quit your job, you might be mistaken.

I want to do this the simplest way with minimal cost to the both of us.

The returns may be delayed but I would much rather do exciting projects vs run of the mill CRE.