I am not commenting because I have any expertise, but because I am not sure the other suggestion is the best or only option....and I certainly agree that you do not want a roof penetration.

So I decided to build my own (I previously built and sold 2 software companies so it's in line with my expertise).

Thank you all for sharing your experience and expertise, much appreciated!

It would be interesting to know if oil was to stay under $50/barrel for a prolonged period of time, if there would be additional layoffs in the sector or if most of that pain is behind us.  

I feel stuck in that I need to partner with someone to help with the rehab, but can't figure out how to structure a partnership for this purpose.I am attracted to flipping because it seems easier to partner with others, mostly, I need a contractor/project manager with the time and expertise to focus on the rehab.

See about forming a business relationship such as a limited partnership or a joint venture with someone who will bring cash to match your effort / expertise. 

What's your area of expertise?

Sounds like you might have a more unique deal so what you are proposing might not fall withing the lenders area of expertise.  

Pricing for 10+ is different than sfh and it is not my expertise.

Also turnkey properties are for busy people who do not have time or expertise to do the flipping themselves.