Get Familiar with Financing: Educate yourself about different financing options available for commercial properties, including conventional loans, hard money lenders, or seller financing.

Our sellers disclosure looked good on paper and when our agent went over the inspection report with us, he didn't let us in on how much the property needed work.

After 20+ years, I hear from so many who are more motivated by fear than optimism and make decisions based on not losing rather than a high probability of winning. 

Buyers don’t care if you shelled out more on the rehab, if you’re priced too high, you’ll end up sitting on the market way longer than you want, driving up holding costs.Lastly if your buying on market, REO or Corporate sellers are dominating and not as willing to negotiate as owners would.

Or a seller finance calculator showing the monthly payment based on negotiated price, interest rate, down payment, etc.

On one hand the seller obviously wanted as much money as they could get.

Tell them you want to get into investing and ask them if they know of anyone who might be interested in seller financing. 

Explore creative financing like seller financing or joint ventures.

They do seem possibly open to seller financing the difference of $172K.

Some types of Creative Financing include: Seller/Owner Financing, Land Contract, Wrap, Assumption, Subto, Lease Option, Contract for Deed.