As soon as there is a conflict between buyer and seller, how can the agent be objective in moving forward for both parties.

If it's an off market deal and they made up their own asking, just explain to them what your objectives are with the property and that's all you can offer at these terms, but if they want that asking price, then see if you could drop your interest rate and down payment to make it make sense for you!

Now shiny object syndrome has set in....I live in this awesome house and I am debating the options listed below in no order of precedence. 1.)

The key is having a commercial lender who knows your business, your objectives, and can structure loans the way you want.

My objective is to improve the property and hold it as a rental.Thanks for the input!

@Zach Evanish, you may not perceive it that way, but I am trying to help you by bringing up objections and giving you a platform to talk about your company. 

I've always objected to the thought that some caprate in a specific area determines value for all sales in that area - - BS - - that's an invalid use of the metric.see the fallacy here.Try  NOI * GRM -> FMV;  Yes the GRM is an arbitrary number but you know it when using it. 

Now eventhough I held a broker license for about 30 years, I would be consider all of your legal objections depending on how honest you are.  

Over the years, I had a few who objected, and I simply let it go.

No representation of any objectively "right" answer, but sharing mine...On #1, there's no significant cost here to transfer properties between entities so long as the individuals involved have the same ownership.