As a seller you just have to ignore their outright lies and marketing  shenanigans and resist their attempts to buy low.

Insurance companies will take their sweet time and ignore you if they can.

Due to more favorable loan terms (and a bit of impatience/ignorance on my part) we went the traditional financing route for the property, with my wife and I both being on the loan. 

Ignorance is my main issue but after reading Rich Dad Poor Dad I’m inspired to get in the game.

ignore volatility.

I am left wondering do I stick to my guns and stay patient and wait for properties that make sense given todays rents and interest rates OR do I ignore the gap in what I am willing to pay and what the Sellers want knowing I will have to increase my down payment to 35% to 40% to get a solid property?

I myself am a value-add investor that likes projects other people either ignore or can't handle, but are too small for the developers.

Ignore that part of my answer but the rest serves as an explanation of what I did.

These action items are far more important than entity formation but get ignored. 

@Sean Morrison my ignorance in this area is beyond embarrassing and has been put on public display.