There are more buyers for SF homes, but Multifamily properties typically cash flow better as you mentioned. 

how long does it typically take to make your first gator deal after joining the program?

Terms such as interest rates and payment schedules are typically negotiable.Combining creative financing with seller financing can include strategies like:Subject-to and Seller Financing: Taking over the seller's mortgage and financing the equity portion through the seller.Lease Option: Renting with an option to buy while negotiating seller financing for part of the purchase.Wraparound Mortgage: Keeping the seller's existing loan while they finance a new loan that includes the balance.To proceed, consider connecting with experienced investors, understanding local legal implications, and attending networking events to gather insights.

Or does anyone have a rule of thumb on how much profit they typically expect to make monthly on a property?

I find these to appreciate better than your typical LTR here which are usually in C/D class neighborhoods.I tend to look at each Real Estate opportunity as what its highest and best opportunity is. 

We saw huge appreciation in the 2018-2022 inflation run up, but that has significantly slowed these days in my opinion.From a rental perspective your monthly income per unit after all expenses with a typical 20% down payment is likely $100-300 when you find a property that will cash flow.

I'm not a typical Realtor perse looking for clients so I don't need the trust factor that may go with the REALTOR symbol in my marketing or anything.

of those I like next door best because it is hard to fake and the reviews are easily tied to a reviewer in your community.The costs of ADUs vary significantly for various reasons including by ground up vs conversion, difficulty with lot (sloes, access, etc), finishes, and even the size (bigger typically have lower PSF).Good luck

The way to get access is typically reaching out to the sponsor and getting the PPM and the documents you need to do a thorough review.

Typically, we see anywhere from $600 to over $1000 per unit (maintenance and turn costs)  depending on these factors.