We have been between 6.75%-7.75%--obviously better than hard money and no points. 

Obviously, no title company is going to insure title while there’s a valid option to purchase outstanding.  

If not, any obvious alternate investment that I could do on the property to raise it's value, get more rent, or save money that I may be missing?

Being a licensed agent obviously saves me the commission loss, but I would like to at least hold more than a year to stay away from short term capital gains taxes.

Pretty obvious this is why someone who doesn’t know the questions to ask let alone the answers should NOT be making offers to buy.  

Obviously we don't agree but won't be sharing details because we owe a duty of confidentiality to current and past clients, and we take that seriously.I'm not ashamed of our in-house maintenance rate which I can share here: $56/hr.

Still, there has to be a shared motivation to grow financially and a shared understanding of the risks involved with the particular investments you are looking at.This should be obvious, but I know from talking to investors for over 30 years that it's not.It's very difficult to be a successful real estate investor if your spouse or partner is not on board.

You obviously are smart and well educated so far, use that and not this and meet real people.

Gaining connections with agents, investors, and wholesalers for off market deals is obviously a sure way to find properties under value.

I can send photos to anyone who would like to see but I don't really want to post this link publicly because of the obvious desperation of my post lol...