So what been happening: I have made it to the point of conversation with a couple of sellers at this moment. 1 seller offered seller financing, I think that one is in the bag. 1 other is the reason why I am making this post. seller asking 190k.

Stop hanging out with your deadbeat buddies that spend all day drinking, talking sports, and otherwise wasting away.

Sports teams have brought some of that attention. 

The problem with your strategy is you are attempting to enter a championship level game as your first foray into a sport. 

End of day lender wants to make sure they are not left holding the bag when you get down to the final assets

Use the spatula as a scoop and place debris it in grocery bag.

Growing areas (population/jobs), sports teams, STR attractions, colleges, etc

Entertainment is surprisingly decent for such a small area (at least it was before the U.S. all shut down), but you'll still need to head to Phoenix to see any major sports leagues.

Anyone in the business would agree it is a team sport if you want to scale a portfolio.

It sounds, from your post, that you are looking to turn a lemon into lemonade, but you might have sort of a decent lime in your bag.