I want to make this a full time thing and I have an LLC, websites, and real estate software but I haven't had any luck closing deals.

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I'm currently a full time Quality Control Technician, but would like to learn more about the real estate world, it has always been an interest of mine.

@Nick Rice I think all chris was saying is that the market as a whole right now is pretty hot, and there are bidding wars going on, "almost" everywhere, and when a buyer comes in with a FHA loan nowadays, usually there is a couple other bidders already bidding on the same property with 20%, 25% down, maybe even full cash, so the 3.5% down offer to a seller is a bit of a last option.  

@Chris Reeves  I think what your thinking about is this.seller list property you offer full price all cash no contingencies.. seller rejects.. there is a mechanism for the listing agent to get paid.. buyer still does not get the property but the listing agent and maybe the other agent can sue for their commission because they brought in a ready willing and able buyer according to the listing agreement....

My problem with SFRs is the amount of time/focus that it requires to scale - I just don't have that kind of time to look into properties with my current full-time job.

For the last 3 years, I've finished 2nd place for full time NBA positions that 100's of applicants interviewed for.

An hour later he calls me back and tells me that the seller cannot carry the $20k and that I would have to come up with the full 15% down plus have 6 months PITI in reserves.

One idea for someone at your stage in life may also be to boost your human capital some by advancing in your career and saving for that first home (and a 2-4 unit is an ideal target).  

The Bigger Pockets book store if full of great books: https://www.biggerpockets.com/store