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 don't have a problem with that because it was similar to a furnace, set the temperature. 

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

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. 

Our state guidelines say we must maintain a temperature of 65 degrees.

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.