It was beneficial to spend time getting to know some Realtors & Brokers in the area as well as networking with some PMs prior to putting an offer on the property.

I did find one that would do the deal later but with the interest rate(9%) he was offering it made the deal unattractive.

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Consider a lending partner thats invested in your success, offering coaching and consultation to mitigate risks and foster mutual growth, which ultimately makes the loan less risky for all parties involved.

What I'm finding is have to stay active in submitting offers .

I know fannie mae offers a 5% down one time close loan for a single family home construction, but now with the new rules, does it allow 2-4 units for this 5% down payment? 

I have heard on podcasts that regional banks and portfolio lenders/in house lenders(not selling loans to freddie/fanny) can sometimes offer 6 month seasoning period for cashout refi. 

How much do you usually make an offer below the listed price?

(alternatively does Vanguard offer self directed IRAs?)

Thanks for offering your help, I'll get in touch through DM.