Tracking hours would be kind of a pain as we tend to do a lot of partial-hour type of work like a quick phone convo or texting back and forth with a buyer client, researching properties, talking to listing agents and lenders, scheduling showings, previewing properties, travel time, etc.

I think that a Short Sale would be the best option to get some discounts/concessions from the lender - however you would need to have a knowledgable Short Sale agent on the seller side.

Floating rate loans are normally quoted at SOFR plus a spread, a profit margin for the lender.

Looking for help and suggestions- I want to say I have learned my lesson and now know to use a third party to hold funds.This is my first time working with a private lender/family member.

I am looking to get connected with Real estate agents, lenders and Contractors  and other investors in Atlanta area to help me to get started ASAP. 

Hey Sam,Congratulations, hopefully you can work something out.My recommendation would be working with a lender that is comfortable with seller financing and keep your cash to close at a minimum.

And real lenders don’t troll for business by texting.

I suggest that you make it a point of finding a good lender, not just someone who can do the job of helping your clients buy their home but someone who is willing to teach you.

Are you willing to reject several potential tenants until you find the right fit (I doubt it given how you were always talking about how busy you were)? 

I don't work in Nashville area but $165 per sq ft seems quite low to me.In terms of financing, I would speak with a few construction lenders and also hard money lenders.