That would allow me to broaden my search quite a bit!

So many people are afraid of failing, and/or quit when these situations arise, so good job of not letting that get in your way.  

It seems like a huge number of BiggerPockets users are looking to quit their jobs and transition into full-time investing.

I did quite a bit of searching on this topic in 2017, and did not find anyone who would do a fresh appraisal under 6 months.

It went quite well because it was a straightforward cosmetic rehab in a good area.

I had a meeting with them a month or so ago and am currently receiving their offers but their setup seems to rely on trusting them quite a bit and their focus is more on the lending side.

There's a lot of great advice here and I'm sure there will be quite a few responses from local folks looking to help you out :)  My quick advice is to figure out exactly what your business model is. 

It was my estimate, but we’ve done quite a few flips and renovations on our own, so we are pretty accurate and of course accounted for additional budget for those mishaps hiding behind the walls.

what happens is folks will do this.. an event of default happens.. the first lender since your not the borrower wont talk to you and there only answer is cut me a check for the entire amount of the first.. so if you have a first of 400k and you gap fund 100k and the first has a problem you need to have the 400k liquid and ready to step in and take over.. or you have a step in agreement you step in make payments finish the house and sell.it is quite customary to get 50% of the net profits in a gap funding scenario . 

It looked awesome after about 3 months...coincidentally about the amount of time it took for my back to quit hurting every time I looked at it!