However, after their "exhaustive" search of thousands of lenders they partner with, they were only able to offer me one loan. 

I HIGHLY recommend you have a conversation with an attorney. 

Coupled with persistently high interest rates that may last for years, rising insurance premiums are inevitable, regardless of your property’s condition.

I know I could have a family member co-sign a mortgage with me but not sure the best way to approach that conversation and what incentives I’d be able to offer to make it worth while for them other then their “familial duties” haha. 

The Outlook St deal offered a unique opportunity for a rapid turnaround with minimal investment.

Stand out, be unique, and offer something of value that you would love if you were a traveler (cleaning service, amenities, a theme, etc.)Happy to help you find a place if you want some help on the agent side.

Don't invest in a market if you can't find a quality PM!

 I am in search of a spreadsheet to determine the profitability of flipping a house before making an offer to an HML I am new to this process and would appreciate any advice.

high interest rates have hurt cash flow and long term rentals are still a great investment... they're just not going to throw off rental income in the first few years of ownership.

Or just any suggestions for the best bang for your buck areas that offer at least a little cash flow and appreciation ?