Also interview more agents, I would bet you haven't spoke to an investor savvy one. 

Our all-in was about $80,000 and we got a loan on it from a private money lender for about $50,000 that we paid 10% on and we sold it for around $195,000.  4.

Any tips for structuring a small gap partnership, private money arrangement, or equity split?

I think we're in a buyer's market here in Austin for the next 1-2 years at least if you were to ask me to make a bet on it.

Quote from @Josh Ball: Your best bet is to check local Facebook groups to find out the local strategies for market specific things.

If not your best bet will be finding a lender that does portfolio loans (that they can make their own rules on) like a local credit union.

I know an investor in colorado with $100M in assets who I would bet ill be out of business in 12-24 months because of this and another in the southeast with $15M+ in assets but bleeding cash and cannot refinance out, if they can they are getting debt at 15%+ and are just borrowing debt to pay other debt which never ends well.

Cozy is capable of doing that and is highly recommended by many private Landlords. 

I've used the Bigger Pockets Rental Calculator for deals done in the past, but the platform doesn't allow me to enter some of the details of a hard money/private loan such as the loan being less than a year.

Most private lenders won't fund an owner occupied live in fix and flip.