I work with a brokerage and we source off-market deals.

This one is going to be a BRRRR deal for me. 

If you're going after fix and flips then you'll need real estate-flip loans which are short term and high interest - in which case they care more about the property/deal than how leveraged you are (but they do still care, along with how much cash you're bringing into the deal) 3 - Similar question, same answers above. 4 - Yes... sitting on the market for 4 months is weird UNLESS that's the norm in the area.

I understand that, but if you keep it as a primary residence and do some sort of house hacking deal where you rent out rooms, can you get passed that?

Maybe i can get seller assist with the closing costs or seller financing on the deal?

I'm trying to generate a report on this deal for the last 30 min but there is something off with it and I'm not sure what I did wrong.

NO GREAT DEAL ONLINEI keep hearing that "only off-market deals are great deals."

rented sec 8 for 1300, THATS a deal.

I look at situations like this in this way: If you saw a deal like the house you have now with the loan you have now, would you buy it? 

I would recommend contacting your local government and requesting a list of properties with back taxes, then start analyzing the areas where you think you can add value.