Back of the napkin analysis (or BP calculator) make a conservative offer and see if the seller is willing to play ball.  

But I am also considering a turnkey property so I can start getting some cash flow and "just get the ball rolling."

I sent a low-ball offer, and we went back forth but ended up getting 30K under asking accepted.  

I had an offer written up but knew if I submitted it too soon it would look like a low-ball offer and probably not get accepted, last day I was in town the price dropped and I threw in a full offer and asked for full closing costs.

I am interested in building my wealth and need a great agent with amazing resources that can help me get the ball rolling. 

Seller probably gets a ton of verbal low balls and he wants to see who is serious and who has cash.

No one has the crystal ball to know with certainty. 

So to save 1% from your 7% rate with a Conventional loan, there will be some hefty cost, and it's not worth it right now, and there's no crystal ball as to when a refi might make sense financially.However, if your current loan is FHA, FHA does allow a streamline refinance as an investment property, and the rate will be based on a primary residence rate.

Sometimes just letting the seller know you’re considering legal action can get them to play ball.

There is a difference between a scam, a ripoff, playing hard ball and doing business in good faith.