I started a small business that is becoming moderately successful and I desperately want to grow that money and create a lifestyle that once seemed so impossible.That's how I ended up here.  

So as you can tell I'm pretty desperate here.

Seller was desperate, so he decided to rent it out since the flip market was literally non-existent.

When potential tenants call you don't be so overly anxious to show the property because they will sense desperation.

I desperately want to be able to maintain my current mortgage at the 2.875% rate.

But do I drop to my lowest now (would that appear desperate?)

I desperately want to get into another nicer home in my new town, but I don't want to get killed by the upfront costs of a conventional loan.

I think it's okay to qualify prospective tenants but not find actual tenants until they've seen the specific property and agreed to the rents/terms.In my experience, tenants who are willing to lease a property from you without seeing the property and not even knowing the specifics are either desperate or very naive.Also be careful leasing to friends/acquaintances.

Don't rush into hiring one out of desperation short-term and actually make your problems worse long-term.Also, if you hire a PMC and you happen to be working on the property, do NOT tell the tenants you are the owner!

She is motivated and desperate to sell and I would like to take this opportunity to buy it.