Lets get on a call and discuss your options Fix and flip can be a great way to make some cash if your able to do your own work which it sounds like you did but not having any "skin" in the game is a tall order,  lenders are going to want to see your own cash in a deal 

You can drop PMI without a refi- although you'll likely pay a slighly higher rate, you'll be ahead of the game by not having to throw $8K at a refi in three years. 

If we need a sauna, wallpaper, a sectional to seat 12 (not even possible tbh), a pool table, and arcade games... we can't afford expensive beds.

Congrats on doing a wholesale deal and also wanting to get into the rental property game.

At this stage in the game our advice would be to focus on STRs that operations can continue upon closing. - Timing.

Brandon We work with several but they will not typically go above 60% of bid to make sure you have skin in hte game. 

For the gap funding, a lot of newer investors start with friends/family private money, small partnerships, or a simple promissory note with interest-only payments during the rehab, and private lenders mostly want to see that you understand the numbers, have a real plan, and have some skin in the game.

For a first-time flip like this, having some skin in the game is important, and a lender can then cover the rest.

Having skin in the game is better than having no skin in the game.

Building a local team, contractors, property managers, and agents, is the game-changer for scaling without being on-site constantly.