I would say that you have a better chance at starting by flipping and making money fast, maybe 10K-30K per flip, getting some help with private money lenders. 

If one wanted to keep track of previous/current investments, the rehab (if applicable), the cash flow (if applicable) and their profits upon sale (if applicable), for the purpose of building credibility with private lenders, does anyone have a good template/ideas for creating this?

Give me a Private message and I can give you my contact person I speak with directly. 

You can burrow with hard money or find a private lender if you have enough of a down payment.

You can also seek out private lending to cover the 15% down.

Hello Baha Maleki I grew up in La Jolla, and live in Carlsbad, I am a Consultant and Investor former private equity analyst, so let me know if you need anything and welcome to BP

You might be better off finding a private lender rather than a typical hard money lender.  

I am going to purchase for $180k and do a wrap with the existing seller and his HML, construction bid is just over $150k and I have private money for this.

You could start with private lending, possibly with your Ira, but private lending is another skill set you will have to learn.

I do not have enough capital myself nor am I comfortable enough with the construction process/managing the project to go on my own using private money...