Based on the number you're looking to hit, you're going to need to be shopping for deals and making offers while you're doing the remodel and trying to sell the previous flip.Most hard money lenders I have read about, without a relationship with you, will loan around 65% of purchase price.

I have worked for five star resorts, mom and pop shops, cheese cake factory.I am using quick books to track whats going on as well as spread sheets for day to day and week to week. we have been open only a month and am finding that not very many people interested in month old baby.

This is an active rental area with young families due to the good schools, decent rent prices and nice community with plenty of activities and local pool, skate park, tennis courts, shopping, etc.Homes still rent in the summer, if you are looking for a year round renter.

I liked American for the run of the mill stuff because of the two escrow officers I liked using were there, it is a people business too and the individual escrow officer when you find a great one narrows my choices..

You will have to shop around.

Stop and talk to people.Then, start shopping!

At the same time, I would want to make sure that I put something in place that discourages her from further shopping around if she is interested in renting my property, and hence thought the initial holding deposit of some money would be good where I can mention that it non refundable if she walks away or would roll into the monthly rent if she ends up renting.Thoughts?

Just shop around and ask lenders specifically. 

Since I last posted here, I ended up going house shopping in KCMO and picked up two single family homes in Raytown area of KCMO.

Needless to say I went shopping for new insurance.