But as far monthly payment you could easily buy a house in a cheaper location have less roommates and the same monthly payment or the same number of roommates and a lower monthly payment.

Since then, I’ve had a nightmare of items pop up Mortgage payment: 1,495 to 1,950 (home was valued at 100,000 on the county auditor to then moved to 210,000, the price I bought it)Loan: I have a 320 dollar loan payment that finishes up by next year for a tub and shower replacementWater: When I first bought the property, the bill was 250-300.

Let your criteria do the filtering for you.Regarding retention and renewals, the only time I have asked people to leave is when they have had rent payment issues and/or damaged the property. 

With your income, you may qualify for an FHA loan with a smaller down payment, but buying now could limit your borrowing power and increase monthly payments.

These sellers might be more open to offers to accept payments over time. 

Do you need to refinance quickly to avoid a balloon payment or other financial pressure?

@Marcos Carbi  If you want to allow a payment plan, Tell them this is the best I can do:Pay $xxx cash by tonight at 8pm for November's rent. and then beginning Monday Jan 20, pay $450 each Monday (in cash?

I'm looking to invest between $50k and $75k as the down payment. 

Just make sure to run the numbers with the HELOC payment and the rent, so that you are not underwater every month.

Low or no down, seller financing and low or no interest with a balloon payment later is the holy grail (location, building condition, market also matter but it sounds like you have all that).