Very hard to find the right deal. 

I have a lender, I would work with the same law office as previously, I have an insurance agent, I would find a home inspector, I would coordinate with the lender on the assessment - I feel quite capable of managing all of that. 

Determined to buy a house to fix and flip and looking to find someone I can connect with to maybe show me the ropes!

I did find a gutted house for $27k I think I can use this for a house hack and off load some of my maintenance expense for one of my Subcontractors who wants to come to Georgia to retire.

@Steve Meyers join the FB group Metro Detroit Real estate investors to find contractors.Just be careful...

As I know I wouldn't be able to receive a bank loan for a sheriff's sale I'm looking to find a HML.

No traditional lender or heloc provider will offer financing on a home that is not move in ready, and has a Certificate of Occupancy.

Assuming you can find a great fix-and-flip deal, you could borrow what you need from private lenders and not need a ton of cash (although you would need some money for the rehab).Also, has your bank told you what the specific credit requirements for their loan would be?

Hiring a certified cost segregation specialist can provide additional insight to your situation. 

So go find that local person who teaches cheap classes, or provides a 1hr overview at a local REIA.Read the book the 16% solution for a general overview of concepts and ideas.