You can use a line of credit to perform a majority of the rehab and then pay it off once you refinance. I would have that money lined up before putting in an offer. I think you'll find a lot of people reluctant to provide gap funding on something that isn't a flip, especially on your first project. There just wouldn't be a lot in it for them.
I am a wholesaler looking to get into fixing and flipping in a partnership. I own a couple lines of credit and have saved a good amount of money. If you’re still open to the partnership, perhaps we could talk further.