For any rehab, I think you should also have a significant contingency budget.

I love the mentality of just getting on-base, Michael, so that you can get into the game, but this is looking awhole lot like you're leaning your head into the strike-zone hoping to get hit by a pitch that might do more damage than you realize.Somebody else mentioned it already, but what you have budgeted for Repairs, Vacancy, and CapEx just won't cut it on a property of this vintage.

They might not be comfortable with you collecting the rents but atleast seeing the day to day stuff and the budgeting so you see where the expenses are. 

Basically, you need to budget in for a month of loss of rent.

Our home was put on the market for $629k and before we made it to open house we had 2 private showings and multiple offers came in and we agreed on the best offer of $640k and a flexible closing (because we’d be rehabbing the new home).The rehab went over budget and longer than expected and while we did agree to a flexible closing, (we did extend 3 extra weeks) we could not afford to hold 2 mortgages much longer so decided we had move out.Moving day came and we moved out of our home and some furniture went into the finished rooms and the rest went into a POD.Where did we go?

If your ARV and reno budget are accurate, this could make a good flip.

The rehab budget is 30K, but I have not been able to find a hard money loan for that low of an amount.I have been reaching out to private lenders, and I am having a lot of them hit me up on facebook, but how do I know who a legit lender is?

I will take your advice a get quotes prior to closing to make sure I stay in budget.

You need an actual budget based on condition, guesstimates are usually fine, as long as you have a list of itmes they will average out. 

If not then need to budget for floors 10 year life span, appliances and hot water heater 12 year life span, hvac 20 year life span, bath and kitchen remodel 20 year life spa, etc.