I think you made a good point- just because a deal is out in the open doesn't necessarily mean it's a landmine, it could be that nobody has pulled the trigger yet or has had the time to take on the challenge.

I am purchasing a unique property that is a mixed-use commercial and multifamily.

You should seek the advice of a good CPA and a good RE attorney before moving forward and you all need to be on the same page and thats a challenge.

Debt service is higher (with both) which makes it more challenging to make the mortgage and with zero down you have very little incentive (without a full-recourse lone and assets) not to walk away.

The challenge you have with being that tight on cash flow, there is no room for error.

But if they’re not buying (read: closing) on the property you might find yourself in a challenging situation working with them.

However, if you are busy with your own business, you likely don't have the time to dedicate in order to weed out these great deals.That being said, the other challenge you will face is that if you are to purchase anything right now, your property tax base will be based on that.

There is a process to challenge the assessment.

Couldn't help me on refi but they did offer a unique HELOC cash out that I may have done if I didn't get the 30 year fixed refi. 

The thing with real estate is that there are very unique factors that can make a deal work or not work.