Consider finding a partner who can bring the entire purchase price to the table so you can use your funds for the rehab, especially with your background in construction - you should be able to accurately predict and control for construction costs.

@Joyce Jackson I have no doubt that some Section 8 landlords charge a form of “under the table” rent.

If I can bring a check to the closing table, what scenario exactly is the bank, if they still believe the asset (house) will appreciate and still be good collateral, trying to avoid that having zero equity would cause  if the problem of closing costs being covered is solved?

However, the drain won't do anything if it's a water table issue, i.e. the water is just coming up from below ground, unless there's a good distance daylight drain area or a pump system to put the water somewhere else.

Wow, that table looks a lot better in preview than it does when rendered!

The new furniture will be mid century modern furniture, including a sectional sofa, TV stand, armed chair and a coffee table. 

The lender needs to know way before the closing table that you have enough to purchase the amount in your bank account (including Closing Costs), another issue that they'll would have even if you could do that is projecting DTI due to that high balance as soon as you close on your credit.

Just get all expectations including yours on the table so everybody stays happy. 

Those are just table stakes to get in the game. 

I've also had a line of credit put on the table as an option for an investment property.