To help avoid a lot of these issues I would think about buying a "Modular" or use a "Tiny Home" vendor who offer these in many states.

I'm having to offer this as a fully furnished house to be able to charge a premium on rent just to get close to the mortgage.

Traditional bank loans can be slow and have strict requirements, while hard money and private lending seem to offer more flexibility.For those who’ve secured funding before, what’s been your experience?

However, many lenders offer only the 7A, so you'll have to shop around.

I also have a ton of property management experience and offer tenant placement.

If that is the case, just let them take it to market to sell.You could offer to manage the property and have them to rent it out now where you pay them a flat rate every month and anything you make over that amount is yours to keep.

Ask the seller if they can offer seller concessions to help cover your realtor fee.

The manager offered to repaint one of the rooms during a turnover and we told him he didn't owe any rent that month.

For appointment setting: we offer an AI-powered re-engagement and appointment setting platform specifically built for RE investors that integrates with your CRM and ultimately makes your lead management process much more efficient. 

Those are my thoughts and the things you have to tighten up if you actually want to offer this as a service.