There's a reason that people try to buy properties off-market and that is because you can find sellers who care more about terms than maximizing returns.So start with a conversation: you already presumably have some rapport since it's your landlord and you've spoken before.

But for raleigh apple was not the only reason for the bump in prices.Taking a step back tho some people already touched on it. 

I really want this property for so many reasons and don't just want to just walk away.Yes.

I wouldn't have any reason to believe otherwise.

Seeing that you are moving for job reasons, I would probably suggest option 4 until you learn if Seattle is going to be a permanent answer.

I don’t have any issues with it, he’s only an email or phone call away, at any given time and they’re very reasonably priced for the service and advice that I get.

I've never had to use hard money before, so I am not sure what type of conditions are reasonable.

Reason is a Heloc generally carries a higher rate on a shorter term and "Can Never" be used as an "Asset, or for PITI reserves" which are both required when you buy an investment property. 

DC properties are expensive, but they probably do not hold a candle to the crazy prices in Boston. 

Which is another reason I'm priced higher.Thanks Staci.