I believe I paid a slight premium for townhouse as I saw prices in rice military/cottage grove go as low as ~$145/sq ft where I paid in the mid 160s range.

And "proof of income" can be a sticky spot.Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

It also gets sticky with a due on sale clause, because you’re not only transferring to a single partner LLC, but a whole different entity.

Be prepared to "waste" a lot of paper towels doing this, an irresponsible amount. 100% silicone caulk is extremely sticky and slimy, and you have to keep your finger clean as you work.

I have tried sending mailers, hand written letters and left sticky notes on their doors stating I am interested in purchasing their house with no luck or call backs.

You are in a sticky situation because you've rented a room to a person who wasn't qualified to rent it in the first place and it seems like a potential eviction case like yours wouldn't hold in court unless like @Christian D. mentioned the property was zoned as a SRO.

Good schools also make your property sticky, in that people don't want to leave if the rental gives them a chance to send their kids to school in an area where they cannot afford to buy a home.Some other things to consider - what I call "anchors."  

Here is the sticky situation:There are tenants in the home, they've been there for 7 years and knew it was up for sale.

Additionally, you may get into a sticky situation renting to family. 

You probably need to follow Ramsey's advice - put your dog on eBay and your cat on Craigslist, eat rice and beans then switch it up to beans and rice, don't be caught in a restaurant unless you are working there.