From there, I try to figure out why this house isn't selling, and if I'm still interested I'll make an offer at a price that works at my numbers.Other than that, yes I think it is a great idea to dig deeper into more creative methods of finding deals - wholesalers, direct mail, door knocking, networking, etc.

You don't know what assumptions to use, talk to your PMs about expenses and rental levels.  

@Jordyn Ohs pay off/down your Heloc aggressively and/or look into DSCR loans for future acquisitions.

In order to put a property under contract I need to provide proof of funds I know that I can get that from a hard money lender but I don’t meet there criteria for a loan approval what should I do?

using this form of financing is a great way to acquire/fix a property but if you are looking to hold long term you would want to find long term financing. 

Use the experience into your next one and crush it!

I think too many people get into this and struggle for too long before realizing that they not been properly trained and potentially could have dramatically shortened the learning curve.   

How much would take to bring make to it’s regular use as a sfr.

Use varies throughout the year.

You will really need to look hard in order to find deals that make sense and you really need to take you cost of capital into account when doing your analysis.