While introducing our business model to the members on the table, a very established broker was shocked what we were doing (assignment of contract).

If you are not going to live in it an FHA refinance is probably off the table.

I don't want to leave a lot of money on the table, but I also don't want to still be holding this when Winter rolls around.

I’ve given food to hungry people, I’ve given the shirt off my back to an old naked woman, I've bought shoes for kids, built a school for aboriginal tribal families in the mountains, and handed out toothbrushes.  

However since I built the relationship, he allowed me on the property to fix chipped/peeling paint and waited until OCTOBER, which was when I finally got to the closing table.

I was a mountain guide there for 7 yrs. and know of some really amazing hikes, climbs and other exciting activities.  

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Living in the mountains of North Carolina has been a dream.

Andrew, honestly just keep going.You'll be worth 8 figures soon.Not many people love their jobs, but it puts food on the table and you are clearly good at it if you've been doing it so long.Use some extra income to start getting into RE investing.If you get a seller to carry 15% in 2nd position, you just need a 10% down payment.Its tough to do but everything in life takes sacrifice.

Only caveat I would add is that the OP mentioned that they no longer live in the property which takes owner occupied options like FHA 203(k) off the table.