I would also speak to some lenders if you plan on financing your purchase conventionally.

They are much more reasonable and are more intertwined in a community than some lender states away.

However, it's always best to walk the property with an agent who can give a decent guestimate on the repair cost of the house to see if the list price will work before sending out a GC.If your properties are ideal for flips and they are actually priced to sell, they will likely go under contract before you can coordinate all of that so you need to be on your game at all times.If you're working with an agent, they should be able to provide you with a rolodex of inspectors, lenders, and GCs they work with to take the burden off yourself. 

Got some numbers from a hard money lender who had me itemize and budget me reno.

We have a commercial lender with better terms and the upfront investment is similar to a fix/flip.Investor gets into a new build with as little as the DP on the raw land. 

As Robin mentioned, it will be difficult to find a lender that will accomodate 80% LTV for a cash out. 

I am talking about a legal insurance company that would write a policy that a lender would accept.

I was not ready to handle that, and my mindset was to increase it to a B grade property instead of leave it where it is Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Hard money lender: MM Lending How did you add value to the deal?

You should check with both the National Flood Insurance program (NFIP) backed by FEMA and the Private Market Flood programs.