For those who have rehabbed a good number of them succesfully...1.

Currently there are some who are flipping there with full higher end rehabs.

Didn't finance the rehab, did most of the work ourselves nights & weekends, used conventional financing (expensive @ 25% down).  

Easy capital raise for those projects.I like vacant buildings with heavy rehab as they offer the most upside in a very competitive market but you really need to know what you're doing and have patient capital.

Maybe start by telling us where you live in the country, so people in that part of the country can give you some advice, and then what experience do you have with rehabbing properties.Just a suggestion.

The loan included a portion of the interior rehabs (80% of what we forecasted for the first 12 months). 

With a conventional loan, you could absolutely get into a SFH and rehab it with 30-40k in the 6 month timeframe you noted.

Are there any private financing options out there to fund the properties and the rehab with buyer putting the 20% at sale and the lender funding the remainder before deed has been received.

I have a rehab property appraised and listed at 176k.

I’m trying to get an ARV appraisal... looking for some kind of reference point before I dump money into rehab...