The house itself sounds like a winner - you've got 340 in the house, it sounds like (315 you paid plus 25k of your own cash) and you got an appraisal at 515 - that's 175k of forced appreciation.

I’ll definitely explore the tools and resources provided—having access to updated market insights and deal analysis tools sounds incredibly helpful.I appreciate your offer to connect and discuss financial strategies.

But i was looking into taking one for a rental and it sounds thats deductible, which i then saw info where it sounds deducting from primary works too.

Sounds about right. 

You said that you are applying for an FHA loan so it sounds as though you'd be living in one unit. 

Beg family and friends to fund it for you.They "might" do it if they see you've learned a lot and your business plan sounds very solid.How do I know this "might" work?

Here is some key information:Property recently hit the market and has 2 cash offers alreadyThe seller provided a pre-inspection report, which I shared with 2 different lenders, both think it may fail conventional financing due to potential structural and electrical issues (realtor thinks it could pass conventional)Seller has 100% equity but is behind on other payments (not sure of the urgency money is needed)This is my first attempt at an “investment” property so I’m new to thisI see 3 optionsMove forward with an offer using conventional loan pre-qualification-Not as attractive of an offer to the seller-Possibility that appraiser calls out structural/electrical issues that need to be fixed before closing, effectively causing financing to fail- Best terms and fewest loan fees for meUse a rehab style loan such as ChoiceRenovation-Even less attractive than a conventional offer to seller, but less risk of failed financing if appraiser calls out issues-Slightly worse fees and interest rates compared to conventional-Lenders tell me possibly up to 60-90 days closing in some cases, with red-tape for contractor requirements and draw schedules (sounds like the most hoops to jump through during rehab)Use a hard money lender-Most attractive loan option I can give to seller so I can compete-Much higher fees and interest rate for me-need to refinance into a conventional at the end of rehab (not familiar with seasoning periods but I think this is a factor as well)Which option would you do?

It sounds like you’re bringing a wealth of experience from the commercial real estate world, which will undoubtedly serve you well as you expand your residential portfolio.

Sounds like your agent wasn't experienced enough in the area.

It sounds like they breached their contract so you may have a case.