Once you have more assets in your portfolio, you will get more favorable rates and terms.

With the market the way it is, high Interest Rates, and multi-family deals getting sold as soon as it comes on market, I'm lost!

Ensure that you have explored different lenders and loan products to secure the best terms and rates for your pre-approval.Property Management: Have you considered whether you will manage the property yourself or hire a property management company?

Your first day at a new school or job?

It's been a difficult time with the rates where they are

I think you hit it on the head - depleting your cash is, in my opinion, a calculated risk worth taking due to your savings rate.  

Finding cash flowing single families is difficult given the interest rates and competition with owner occupants.

@Travis DalkeThere are 3 main parts to a seller financing deal: down payment, interest rate, and price (4th would be the term).

I do not want to refinance the property because of the current interest rate with the owner-financing. 

The once caveat is that because of the demand pricing in PriceLabs (a surge pricing date) would result in a nightly rate greater than your minimum rate and thus less of a discount then budget.