I have obviously been researching like crazy for a few months now and taking the necessary steps to make my first transaction. 1.

Further, if you’re worried about ‘transaction funding’ costs – there are many title companies that now allow table funding (essentially you can use the funds from the second close to fund your first close)#4 Add disclosures to your Assignment (for buyers) and purchase contracts (for sellers)The myth that buyers will freak out when they see the large assignment fee that you’re making is misplaced.

This will be my first major real estate transaction.

If I was the seller on the deal and you weren't making the closing date because you switched lenders in the middle of the transaction to try to get a better deal for yourself I'd demand compensation to sign an extension.  

You'll need to work with a lender who is a servicer, not just an originator because once the purchase transaction closes, the reno budget gets transferred into an escrow account and you need your lender to be able to access it so you can quickly begin working on the reno or you will have problems with your contractor out the gate. 

If you can spare some time volunteer for a RE agent on weekends to start getting experience with RE transactions. 

I would just set up a private lender transaction.

I won't work with a buyer / investor that only make lowball offers that are not likely to become a transaction unless the buyer agrees to compensate me for that time.

A person would need to do 12 brrr types  of transactions(loans per year) in order to see a drop in their credit score.

@Zach Mazur Could probably just operate the transaction like a wholesaler would.