I will be very careful with my first investment if I were you, unless you have a rich father or uncle who is willing to finance your mistake.

Was there really deals to do seller financing and that were already in good conditions?

Unfortunately most lack the balance sheet to obtain favorable financing, can't afford to put any skin in the game and fail to make a compelling reason for why the investment makes sense or to justify the structure they are seeking.

you don't buy with long term / conventional financing and then refinance again into long term / conventional financing - many properties are too distressed to even qualify. so the "interest rate when purchasing" is irrelevant - the deal either works or it doesn't.

I have a few Airbnb properties for sale with creative financing in San Antonio, I'll shoot them your way just in case. 

Will look to refi next year and get all our cash back (have 1 year left on generous seller financing)Failure: still battling a tenant eviction industrial property, costing me money (I can afford) but time and my energy (not a great use)A ha moment: just to focus on higher equity slugs into fewer deals, the law firm is #1 for me2025 goal: complete exit, closing Jan 9, keep making offers, grow the law firm with less billables

HUD and Agency financing is another beast compared to conventional or non-bank lending (Secondary Market).

Any tips and input are greatly appreciated? 

For this reason, I would take inventory of the local banks within your target markets that offer financing options that best serve your real estate needs (again, usually the smaller local banks), and build depository relationships with them.

Knowledge is power:Thorough Inspections: Minimize surprises with detailed inspections and due diligence.Strong Screening: Careful tenant selection reduces vacancy and headaches.Diversification: Spread your investments across different locations and property types to mitigate risk.Financial Planning: Maintain a buffer and choose financing options that fit your long-term goals.