I want to keep away from any short cuts , I am not looking to take large cuts from sellers (I’m a true agent at heart and looking to serve my clients) .

There's many off-market deals posted directly by sellers or wholesalers!

While traditional loans might be tough with current interest rates and no W2s, there are definitely creative financing options and strategies to consider.One possibility is exploring seller financing.

Also, think about creative financing, seller financing and sub to can also be options to grow your portfolio.

If rates come down at all I predict we’ll be back in a strong sellers market (competitive offers, steep appreciation etc) because inventory is still low. 

Vet potential partners carefully and aim for relationships that can grow with your portfolio.In this higher interest rate environment, focus on cash flow and creative financing options like the HomeStyle rehab loan or seller financing.

Cause my biggest issue with finding BRRRR deals is like I mentioned above, if I put in inspection contingencies, my offer is not strong enough and the seller picks any of the other 5 buyers that have no inspection contingency. 

Those companies you asked about are more for deal finding and direct contact to off-market sellers, is that what you are looking for? 

A lender credit was disclosed on the Lock LE instead of being shown as the Seller credit.

Seller financing is also quite attractive, though I guess there are few of these kinds of deals available.