We have already secured a $130K HELOC on the home which we are currently using a small percentage of to fund our current rehab.   

Also what percentage of tenants would you say renew their lease?

What income levels of families are coming in and what percentage of them are buying/renting whatever type of housing? 

Do you realize what an incredibly small percentage of the population has contracted this?

So someone who buys a property in 2009 for $100k may only have an assessed value of $110k even if it is worth $200k, but if you buy today at $200k you would be assessed at the full $200k so you need to calculate the property tax percentage of assessed value not just take the current number when calculating. 

As the first viewing, I will not have my contractor with me, I would write in the contract that if he determines rehab to be over a certain percentage that the seller quoted me, I can back out or resubmit a new offer. 

Plus, they would only lend up to a certain percentage of your purchase price, not ARV.My point is, when dealing with short term lending, interest rates may not be the most important determining factor.

For example, if you have a high percentage of cash buyers, list to close will appear artificially short.

Many will let you refi sooner, but you will be limited to a percentage (typically 75-80%) of cost versus value. 

LLC financing will be at least a percentage point higher on the rate, and insurance will be a commercial policy, I.e. expensive.