Unless your private lender is so small that they don't mind sharing their bank account information with every realtor/seller you are ever going to work with, not many of us are going to give you our bank statements, and the fact that you have someone else's bank statements would not indicate to me as a seller that you have the capacity to perform to a cash offer contract you are asking me to sign as a seller. 

There are exceptions so you can inquire with your plan administrator - this is the only way to get the accurate answer. 

You are already at 80% LTV and that is if your numbers are accurate.

However if you're flipping, accurately determining ARV's is crucial in the Metro Atlanta market.

To that end I'm also hoping to get a more accurate picture of rehab costs so I can make sure the deals I source make sense! 

I am profiting by performing the repairs(contractor) and lending the money to do it.This would not geared towards motivated seller, but just sellers with houses that need work.How can I create a model around this idea?

Deal Analysis- Accurately analyzing properties to know which are truly deals. 

But now I know next time I can’t see it to get someone who can give me an accurate estimate!

The mortgage officer needs the estimate by the contractor that will perform the work once the loan is closed.  

I do out of state investing and am competent in understanding how to get financing, how to build a rehab team which consists of people on the ground that perform due diligence, contractors, realtors, wholesalers and stagers.