First investment opportunity - would love feedback from experienced investors

[Shane Tane]

Hi everyone, I am a licensed realtor and general contractor. I am early in my journey with no real savings yet, but I just got approached with what looks like a promising off-market opportunity and I'd really appreciate your advice. 

The deal: 

-purchase price: $400,000 (off market) 

-3 bed/2 bath

-outdated, but solid bones 

Comps: 

-Low: $530k 

-Average: $571k 

-High: $615k 

Our Goal:

We're weighing two options — flip it for seed capital or rent it out and refinance to hold. We can handle the renovation ourselves as GCs, so our labor cost is minimal. Estimated rehab is ~$60K, mainly cosmetic plus kitchen/bath updates and some curb appeal. 

We have no savings at the moment, so we’d need to structure this creatively—maybe hard money, private lender, or an equity partner.

Credit is in the 600-630 range. Open to honest feedback. I'm hungry to do this right and willing to work for it.