I'm simply hoping to get a visual of a working flip and advise on what to look for when looking for Rehab costs.

Don't worry about what the lender will do, simply ask them.

David,  this is part of the cycle.. so many especially on BP started in real estate after 08 and their only perspective is the once in a lifetime buying opportunism that existed in 2009 to 2013 ish 2014 ish.. depending on area of the country.now to me its getting back to normal.there should not be thousands of wholeslaers there is simply not enough deals for all these who think they can make money doing that ... but they will find out..

Their profit is the difference . 

But is that really what makes it profitable?

These are simply the facts I experienced.

I know I could probably go hard money but my concern is being able to refi into a normal bank loan within 6-12 months because I'm certain my equity won't be sufficient by then, even if I'm reinvesting all profits, and especially since the payments will be interest only. 

don't break the rules bend them. bending the rules will save your *** when it comes to profitability.

Assuming your credit is decent, you should simply connect with a lender to line up your financing, then start looking around for a condo in New Haven.

We are investors from Canada looking to maximize profit and we look to outsource the management.https://www.coldwellbankerhomes.com/fl/bradenton/4802-51st-st-w-unit-1022/pid_23438374/Best,Mo