I am also struggling with valuation as it is a bit of a unique property. 

My other rentals get TONS of interest every time they are listed, I'm struggling with why these aren't.

My parents were still married, we lived in a suburban average neighborhood, and I don't have recollection of experiencing any significant family related struggle at this age.

If the 40k is a deal then dont haggle with them and try to make them take even less than that, put up just enough of a struggle so that they dont think they’ve gone too cheap and then get the contract signed.

I have been struggling to find a property using the rule of thumb 70% rule because it seems like the arv and the price on these properties are so close not giving me the room to even consider, so I decided to look at some multi-family properties and found some occupied duplexes with a huge margin for example duplex with 2b1b on both sides in nice area close to schools parks and downtown area fairly new roof and some updates listed for 49k and arv 175k ,fully occupied.

New job, commute struggles, something to justify leaving and buying another home within my entitlement. 

I've read some books, blogs, and listened to podcasts but am still struggling to "get started". 

One thing that we struggle with our current situation is the ability to visit our close families as frequently as we would like to.

The income is solid despite restrictions but the expenses are high and varied so i am struggling to understand a true cash flow and ROI. 

Andrew, for someone that is already struggling to balance family and work, doing it yourself would be very difficult.