You could start your search by reaching out to lenders, brokers or other investors you meet at REI meetups.

The agency thing MUST be sorted right from start, that's clear. 

Start with BiggerPockets Ultimate Beginners Guide (free).

Where can I go to borrow money to give the contractor in order to get the project started?

I would be careful attempting the BRRRR method out of state to start.

Plenty of people in here started out as small fish, and worked their way up to being whales.

I'm  getting started in this journey of equity partners.

So I guess my main question is:  With these numbers, would this be considered a good investment to rent or should I cut my losses and start over somewhere else?    

There could be a contested title (unknown heir, brother/sister disagree on selling the property, taxes due claims by state as a result of passing, IRS, so on,) at this point.It will likely take one of the heirs to get organized, start the process to become the personal representative/executor and petition the court.

This obviously puts us in a tight spot as we have work scheduled to start soon and need the loan to finance the rehab.My question for lenders is, can her Mom take out a home equity loan on the inherited property of which she is listed as a lifetime estate tenant without the consent of my girlfriend (co-owner)?