Side note: I have no interest in managing other people's properties so that didnt not factor into my decision-making What do you all think? 

It depends on so many factors.

Make sure to factor in possible rate hikes when calculating your future expenses.Regarding your offer and projected numbersOffer Price Offering $525K on a property listed at $619K is a significant reduction.

Factor in vacancy rates, property management costs, potential repairs, and even things like lawn care.

So while there should be a percentage of equitable contribution, sweat equity also plays a factor.  

You can be an agent absolutely anywhere so that shouldn't factor into your decision.

But you have to weigh all the factors to gauge your odds.

Additionally, I’ve deepened my understanding of real estate terminology and gained valuable insights into the critical aspects of properties, from structural components to factors to look out for. 

Real estate investments can be great so hopefully you can apply what you've learned here so that if you decide to try it again you'll get a better outcome.I think what may have went wrong here is you invested in real estate at the wrong time, and with the wrong operator (syndicator), and perhaps didn't have the expertise to sort either of those two factors out.  

Hi Chris, This would come down to what your blended rate is factoring both your HELOC and 1st Mortgage rate