This is a hypothetical deal at the moment, and my comments are mostly just ideas from someone (me) who doesnt feel confident in my answers, and even struggles to ask the right questions.  

I'm really torn because someone can easily come along and outbid us at any moment so time is of the essence.

Another thing that's motivating, is the after-- people don't see the hard work, or know the crazy long hours you do.. but what they do know, is a gorgeous kitchen, pretty floors... it's an amazing feeling to look at a beautiful house and say "I did that!" 

Of course have very low money and this is difficult given also don't have a job at the moment.

The MLS properties seem hyper competitive at the moment, and so off-market may be the way to go. 

a buddy's house was built in 1830 and it's beautiful. 

Please PM me or send me an email so that I can compete. 13% is almost our max and your credit score is a beautiful thing.

Devote every spare moment to digesting webinars past and present on youtube and vimeo.7.

Depending upon how many properties you have financed at the moment it may be time to start working with a portfolio lender.  

How would I be able to buy a property initially and cash out refinance using the BRRRR strategy if I cannot prove income at the moment?