Similar to you, I also have a 9-5 pm job that keeps me busy but since I am working from home since COVID, it has give me some flexibility to explore Rental properties.

Periodically explore opportunities in the Midwest, Southeast & Southwest parts of the US.

I believe going with a mortgage broker is better most of the time, but don't let that stop you from exploring direct lenders and banks as well because sometimes they can offer you a superior rate and product.

But if you have enough downpayment money to borrow from bank and ok with longer timeliness - bank financing is much cheaper option for you or other investors.If you do chose to explore financing with hard money lenders - you have to do your homework/due diligence.

He is an investor and there is no way he would sell it with any type of profit margin attached... that’s just not how investors think (not a bad thing, since you will be thinking the same way later when you sell it). most new construction doesn’t make sense from an equity or cash flow perspective - the benefit usually is in holding its value for the next 15 to 20 years and the avoidance of maintenance issues. 6% or 8% is very low for a state like Texas (or any other state with similar home prices) That would be good in CA of example of you are banking on appreciation. if you feel comfortable - you can go after a fixer duplex : where you build equity with renovations and potentially get your capital back by refinancing afterwards (brrrr ) A cosmetic fixer (paint - kitchen- bathroom remodel) would be good for a beginner. you could also explore purchasing as a primary home: that way you only put down 4% to 5% (downpayment ) If the “intent” is for you to live in it, you could do that and if life changes in the future after 6 months - you could simply rent both out (since your wife does not want to house hack) Some of my clients also fenced the middle of the lot (assuming the units are detached ) and then you would mot be privacy issues but just treat the tenants as neighbors (never let them know you are the owner ) you are always the a manager collecting rents. :) 

Now I do expect my score to bounce back to above 650 within a couple weeks, I'm not sure this deal will be waiting.Any other options I'm not exploring?

Once I gotten the right experience, I'll explore flips and the renovation aspect is exciting.

Or explore it further?

Explore seller assist options.

I wonder if that doesn't apply for third-party management companies, which might be worth exploring, or seeing if the lender would accept that.