If you can get away with standard sizes, Surplus Warehouse has great pricing. 

As of right now we have approximately $10k in savings (Currently in a Discover savings account at 1.6% rate) and no 401k or IRA.

And because as long as "Intent" is the standard there can be no prescriptive period established.  

You might also discover that working under another agent could give you a huge head start, you would be working on a commission split, but they should be providing leads. 

because they are held too much higher standards and code of ethics than any wholesaler.

Don't be afraid to shop around to different banks to discover what loan products are out there.

Or is Zillow the gold standard.

. - what will you do, if one year after you sold your flip, you are getting sued by the buyer because of some defect or issue, real or imagined, known to you or created by a sub/contractor, or fraud (like, because you made the mistake to advertise your flip for sale with "everything new" and the buyer discovered you didn't change the entire plumbing) and the judge freezes all your bank accounts till things get sorted out?

So assuming you are moving to a standard rate and term (NON cash out) loan, and have the HELOC paid off in advance of the refi, you would then have zero home equity products and would not have "closed" on a home equity product within the last year (assuming your HELOC is more than on year old). 

@Isi Nau, as I was reading your post its as if you were capturing the exact feelings I had when I first discovered BP back in 2016.