I am still waiting to hear back from my attorney for his thoughts, but ultimately feel I will not be able to go until November with the lowered rate, and will provide a timeline for the tenant to get to the terms of the lease.

Welcome to the BP community @Daniel Langlais The Ultimate Beginner's Guide to REI would be a good place to start here https://www.biggerpockets.com/real-estate-investing

this is not a get rich quick thing for me my ultimate goal is I don’t want anyone in my family to have to worry about paying a medical bill or any other bill for that matter.I am open to any and all words of wisdom so please any help is GREATLY appreciated thank you all in advance

The ones that do help will see you as a potential client in the future and recognize that helping you is good for business and ultimately in their best interest. 

You would make a lot more money with lease options and ultimately be giving the owner what they really want (a sale).

I will make sure the parents are aware if they co-sign they need to be responsible for the full rent, not just a third, just as each roommate is responsible for the full rent ultimately.

They should have agreed to provide copies of all agreements affecting the property which would survive the settlement date. 

Ultimately, my goal is to secure the house, so that we can move there once we close and refi into the VA mortgage once my score improves. 

Our ultimate goal to retire early and be able to spend time traveling with my family.I look forward to meeting and connecting with more of you in the BP family!!  

Liability protection is likely mixed since the ultimate owner faces the same recourse.