As stated by others here, first offer is often the best and I've seen in years past where folks waited and lost that initial offer and had to settle for less.  

So if my initial lender will lend me 75% of the ARV...and I can both BUY and REHAB at 75%, them my out of pocket is $0. 

I intend to take out my initial investment of 20% by getting it refinanced at the actual market value after i have bought.

@Miguel Bautista I just installed windows and I too initially scoffed at the prices, I got one quote for $400 per window, I wish I took that, it was the lowest I believe, I bought cheap windows at HD for $160 each and tried installing them myself, pretty simple until it’s not, I had wood rot problems, honestly still easy and you could do it yourself but will take time and stress you got a lot so once you learn one easy you do the rest.

The initiative is key, which you already seem to be taking - learn, connect, and don't be afraid to make that first move! 

@David MurffYou can have an agent help or initial it yourself.

This is about 50 days after signing the initial contract.My lender just told me the underwriter said I didn’t have a good enough DTI ratio so the loan was denied (I’m self employed.

.* Initially, you will have some meetups where either only a few people show up or none at all.

I know real estate is where it’s at, and my first initial target to get started was a single family home rental.

Why not pair up initially with a Realtor in that knows the area that you're wanting to invest in and leverage their access to the MLS while you start getting your plan worked out and consistent money coming in?