I don't think these numbers work to begin with and using appreciation as a banking factor is kind of like gambling in Vegas.

I went to them and the owner was thrilled as they had lost job and current renter was a disaster.

This is what actually Is costs you to get your equity, you are paying every month out of pocket.look your property looks good if all 4 units where rented your analysis that it will appreciate with out doing any value add is a bet on appreciation and rent increases year over year is a huge gamble and only pays off when you sell and if you sell at that price at the right time. 

Each industry I researched turned out to be more of a gamble than an investment.

If you are Joe Schmo they don't know anything about it's a huge gamble for them to recommend to the seller to take your offer.  

It seems that realtors are not thrilled with the idea of just making offers on your behalf that they don’t think are going to get accepted, how do I get around this?

Normally I would be thrilled but the pandemic has shifted how I view applicants.

It hurt the first week, but I am thrilled about the future

One should never rely on appreciation to make their profits, this is somewhat a form of gambling.

Stock is a bit of gambling, I rather owning a property and renting it out.