If you have the basics down, have a decent process to identify leads, can comp, and estimate rehab, I'd say qualify your own leads, but if you aren't there yet, then perhaps CC for another wholesalers would help you grow in experience and confidence.It's better than paying some "trainer" thousands to teach some marketing matrix or their "patented formula."

But once again, this is my inexperience speaking.

The hard money lenders I have found are offering us 10% + loans because of our inexperience and how much rehab this needs.

Does anyone see anything I blatantly put in wrong that could make this a bad deal disguised by my own inexperience? 

Maybe it is my inexperience or the current market?

Inexperience, bath math and poor decision making skills How did you find this deal and how did you negotiate it?

Inexperience, bath math and poor decision making skills.

Good income for the purchase/rehab price makes the CoC and Cashflow numbers attractive despite additional expenses. ...my inexperience 2 cents

Or is my inexperience too large of a hurdle for a commercial lender to stomach at this time, so I should start with SFR BRRRRs or Airbnbs, like I've been exploring before this realization?

This discomfort often comes from inexperience and fear of what could happen if they make mistakes.