Trying to get to my first flip, Renton WA Any advice appreciated.

[Nathan Ronquillo]

Hello My name is Nathan, I am one of those guys that worked hard for others for many years and while doing ok, Im getting older 44 and been lured like so many to the thought of Flips to do better for kids and self. I have read, joined groups, webcasts, podcasts, and decided to recently get my License to have access to the MLS. The more I learn, the more I see most deals come from feet on ground and wholesalers that make money from putting feet on the ground for you. I also decided to get a HELOC on my primary and have a small 70k from that and maybe 15k more I can access. Seattle area is pretty expensive so i would focus starting in South King County.

Rite now I had back surgery and on FMLA for 2 months which makes traditional lending at this time a little hazy. I am using this time to learn to do the numbers and have a true sense of all of the costs involved as unfortunately things are not as simple as the Flip or Flop shows I watch with the kids.

Speaking to lenders it seems conventional or Hard money would be the way to go, There is supposedly a program where I put 20% down and they give you money for renovation but he said they are very strict and release money to contractor themselves and some flippers dont like the process. I would like advice from experienced flippers as the best way to start off funding my deals. And should I use the renovation loan process or look for a lower price home way out of town to stretch my 85k Or just go with a Hard Money Lender than charges a lot more but give money for more of a home and the renovation where I only put 10 to 20% if the numbers look good to them. 

I appreciate your time, Thank you.