This doesn't seem very efficient to me to have that high percentage of my income going to expenses.

It will take talking to a lot of community banks if you don't have additional funds to showcase liquidity reserves and a higher net worth, as the loan will be full recourse.Partner up - combine your equity with a couple other investors to have 30% equity ready for that $1 Million property. - Tim

I was able to find a couple of people in my local area that really opened the door for me to additional contacts. 

Additionally, I would absolutely connect with a wholesaler.

Recently I helped my landlord by doing a simple kitchen and bath reno which has now helped him cashflow an additional $200/ mo. 

I opted for a ductless mini split instead, which is much quieter and more efficient.

(credit cards, cash, additional borrowed capital)-What are the biggest mistakes you made when starting off in the fix & flip arena?

The realtor's communication with this tenant does not seem to be helping. 2) If she actually moved in, it is 95% likely she may have additional tenant protections due to her age and medical condition.

Also in addition to vetting a deal sponsor, take an alternative route and ask that are currently equity partners in someone else's deals as to what their experiences have been so far.

The additional numbers and info you provided look good if it all goes to plan.