So I reached out to a hard money lender and a private lender but there taking forever to get back to me and I need to have a offer /proof of funds by next Monday.

In most states, the listing agent must provide written offers as proof of triggering the escalation clause.As for your appraisal, if it comes in lower than the accepted offer, your seller can either release you from the deal (if they don't want to accept the lower price), ask for an amendment to the offer for you to pay the difference to the original (high) offer, or they can accept the appraisal amount as your offer (your agent will need to write an amendment to the offer for this new amount).

If you're looking for feedback, you may want to post the problem or some bullet pain points you're trying to solve. 

More than anything else I want a proof of concept for out of state investing, so that I can continue to take advantage of the best markets.

Tracking the development of the relationships with potential investors may become a cumbersome task - and the burden of proof is placed upon the syndicator to prove that the pre-existing relationship was formed at the time a potential investor was provided a 506(b) deal package.

So the proof of funds to make the offer will need to come from my private money lender correct?

Both my girlfriend and I have significant debt from school and haven't held a job in years, but will both be eligible for "physician loans," which offer competitive rates with 0% down and usually don't require anything more than proof of contract with a residency program.

If you need a further proof, read "One thing" by Gary Keller. 

As I read through Alex Goldovsky's book Bulletproof Title Due Diligence (great book btw) and some of the potential title issues come to light, I'm wondering what jurisdictions you experienced investors have blacklisted and will not invest in.

I know many landlords don't go this route, but high quality water proof flooring looks amazing these days, and millennial pet ownership has already outpaced boomers.