Money Partner agreement seems ideal or as previously mentioned above, do it yourself and get the experience and work with people you trust. - If you can't find private money, while it's not the best option, you can try HMLs where I've seen they cover 95% purchase price and 100% rehab costs.

Ideally I would want to stay away from any additional encumbrances tied up in the property in addition to mortgages.

How do I deal with the agent?

. $50,000-$75,000 is ideal in my market!  

You may be putting this in an upstairs section so it wouldn't be ideal, but something that may help.

I would prefer to rehab and rent out so that sounds ideal.

Ideally, you should have asked for this at the time when you signed the agreement of sale.

@Lee Ripma- Ideally cash flow would be over $200 / month. 

Ideally, you stagger so you can get some exit cash flows coming back so it's not completely reliant on CoC.

I don't need the renno to be complete when my family gets in but I need the place clean and ideally floors done.