After hard money and buying/selling costs, I'm having a hard time getting my numbers to work 

I’ve done everything they have asked of me in the deal genie to put a deal together and let me just tell you, THEY DONT BUY THE DEAL!

It may help if we knew what market this is in.General advice is the market is competitive everywhere, so do not skimp out on furniture/upgrades/amenities/photos etc

Just like many people ask about real estate friendly CPAs or investor friendly agents, I would be looking for experienced loan officers who also "buy what they sell". 

But you can buy or build A class and let it deteriorate to eventually become a D.

If you're buying from a small 1x1 builder, they probably don't have the spread either to change. 

Whoever handles your closing should be able to set it up.I had one seller rent from me for 2 months after we closed because she needed the money from the sale of the home to buy her new property and places were selling fast.

I am looking to rent 2 properties rent to buy or rent or buy.

Investment Info:Small multi-family (2-4 units) buy & hold investment.

To show you the limits of your thinking… right now you could partner with a family member and buy a house / investment property… even though you are just 17.