You may have to use an individual/private investor for something of this size to get the funds for your rehab and then proceed with your refinance plan for the perm loan. 

I am new and want to start investing into real estate as an private investor for flipping house at first until I am able to build up cash for buy and hold type investments.

When I was looking around for lending, anything outside of a private lender or portfolio lender had very similar rules to their loans.

If you do receive a commercial/portfolio style loan the rate and term will be very different. 

Sounds like you have plenty of experience, you should be able to find a private money lender no problem.

I had praised them publicly here and other places and privately to a small number of people.

Try to find Comps that have the flood insurance requirement so your not overestimating the ARV of the subject.A great alternative to NFIP (FEMA) Flood Inusrance is the private market flood insurance.

If you had a list of about 700 people in your area with a lot of money how would you market to them

@Blair Colsey If you get to the point where you scale and start doing several projects a year, odds are your hard money lender/private lender will not run your credit to approve every loan once you are established with them.

Depends on how much cash you have ready and how much credit or private money you have access to.