.- It's not profitable for them to search for under-market priced houses, figure out repairs needed or what other problem is pushing the price down and do even more for a newbie investor that has analysis-paralysis and may never buy anything.Some questions you'll want to share the answers to with any agent you choose:1) Are you paying cash or getting a mortgage?

(Is there any “profit” left?) 

My understanding is profit from lending is considered "taxable income" and is therefore added to your income and subject to your normal tax rate after all deductions, etc.

Thus, you will have a higher profit margin.You will have added closing and holding costs when paying with Hard Money.

Like I see how it could work in a perfect world but i cant wrap my head around the idea that I could be making a profit if I still don't actually own the house and still have to pay down all of the loans.

Most of the homes we built on these lots sold at a profit, but a couple did not, again, because of the reasons above. 

Looking for a creative way to either turn my current property into a rental or a flip or any other way to make a profit. 

There are very successful STRs here, you just have to know the best areas to be profitable. 

All of the multifamily I have looked at in my area are not profitable due to prices being much higher than rent currently.

The small markets won't appreciate much but cash flow well.I'm not against house hacking in the bigger markets either, but my hometown market seems very profitable cash flow-wise.