I just need somone experienced with this to get my T's crossed and my I's dotted. 

Your agent needs to be experienced and should be. 

Loan to experienced flippers first, watch the renovation process up close (it's a lot different than it looks on TV), then try one yourself once you feel comfortable dealing with contractors, vendors, designing, etc.

Are you new to real estate or an experienced, seasoned investor or agent?

I know there are much more experienced people than me at numbers like that and can tell you about what it would cost at their desk.

Did you document the some of the ups and and dpwns that you experienced in your first flip?

So, I don't have experienced investor feedback to offer, but knowing the Morgantown area, my first thought was to question the exact location of your investment and the length of time the existing businesses have been in business.

You can have a trusted and experienced real estate lawyer set one up for you or some have them started through companies like Legal Zoom or you can go directly through your state. 

If you want to connect with other investors, there is a FREE landlording meeting this Thursday, May 26th, at Tommy's Pizza on Dublin-Granville (between Sawmill and Riverside) that features education (a Q&A session geared to newbies for general real estate investing and landlording as well as a featured speaker) and networking and has a good mix of newbies and experienced investors.

I would also be interested in partnering with experienced flippers to at least get my foot in the door.