Since I haven't been through this before, I'm sure there are other factors I'm not considering which is why I'm putting this out here to see if anyone wants to weigh in and point me in the right direction? 

I'd like to see 1 and ideally 2 year leases.  

From what I've read here, going conventional is ideal.

The sales price would be $200,000, the property rehab would be approximately $80,000-$100,000 and the ARV would be anywhere from $400K-$450K.I’ve secured preapproval for a conventional homesense loan but the closing time on that is 45-60 days.The seller needs to have a fast close so I’m exploring HML or other options.I’m a first time rehabber so I’ve noticed that most HML lenders have really awful terms for first timers.I’m in North Carolina and was hoping somebody could direct me to reputable lenders that will work with me.

We were contacted by other agents who offered to lease the property, but we turned them all down as we thought our buyer’s agent has the better access and knowledge than others.To help with getting the property rented, we listed the property at some other places by ourselves and were directly contacted by many potential tenants contacted us.

You can probably get the commission put into the contract so you aren't paying directly, but through escrow.  

@Jeremiah T.We are a self-directed IRA administrator, but out of repsect for bigger pockets, we wont toot our own hor,Below are 3 things to consider when selecting a custodian/administrator for a self-directed IRA.1.

This may not be ideal, but it is one way.The other way would be to work with a lender who has access to Non-QM products, and whose overlays do not restrict the number of financed properties allowed.

I am looking to target Pre Foreclosures for my wholesaling direct mail.

As I mentioned, I want to get out of the corporate world and would ideally like to be able to do REI full-time using it both for income and long term financial security/investment.