I've looked at every model of every new build of every company I can find and there's always problem with design, returns, etc.

Added brand new cabinets and granite countertops.

New construction, fully decked out on the design and amenities. purchase price 785K, 40K in seller credits, 120-140k gross rental projections What made you interested in investing in this type of deal?

Yes this is probably the best strategy for brand new people, but they need to study well and apply (like anything). 

In some areas, bandit signs still work if used correctly.Building a strong brand and being visible as an investor also helps bring deals to you.

Your knowledge in construction, design, and different strategies will be a big help to the community.

BiggerPockets is full of resources designed to help you along your journey, whether you are just getting started or a seasoned investor.

Are you exploring a conventional loan or a loan specifically designed for rentals?

In February I purchased a brand new 3 bed 3 bath duplex for 479k at 6.18%. 

Flipping a brand new home likely wouldn’t bring much profit - especially after having to close twice when you first buy it, and later sell it.Maybe you have millions to spend and I’m just missing the big picture… but when I think of “income” I’m usually thinking “net income” after you factor in expenses, like purchase price or building costs?