But I’d like to get a gain from this, specifically some monthly income for myself.

Is this something my realtor should have looked into; asked about the POS report and either found out the sellers weren't going to fix things or ask for proof they were compliant? 

So all in I am at $240,300 , hard money I am factoring in as 15% rate and since I’m borrowing 840k for let’s say 6 months , I’m factoring in hard money costs at 63k for 6 months So now all in I’m at $303,300 ARV should be at least $1.3 million (conservatively) I would cash out refi with a dscr loan and get back 975k , I would pay the $840k I owe to the hard money lenders , leaving me with 135k , and I would pay myself back with that money , and since I would have $303,300 invested , I would pay back 135k to myself leaving me with $168k invested in the house with a equity position of $325k , the actual house number are such after the cash out refinance: This house has 2 units and 3 accessory units Mortgage : $7100Heloc payment : $1300Total = $8400Live in 1st floor Rental income 2nd floor : $30003rd floor: $1500Accessory unit 1 :1200Accessory unit 2 $1200Income : $6900 Net : negative $1200I also already have a house that’s breaking even , but I’m living in one unit and if I move out that house would become positive $1500 which I can put toward the payment of one of the other houses .

I have recently been looking into properties in Marietta, GA.

For investing you can house hack, use hard money/private money to BRRR or flip or do the traditional way of a conventional mortgage 

As we are in Q3 of this year, I am noticing some shifts in the market.

I do not think this is a one size fits all answer and there are times where private lending is preferred over traditional financing.

I'm looking at a potential self-storage deal which I could use some assistance with.

Do you use any tools such as Airdna?

i use sense financial.