Also try and find out why seller is selling.Lastly make sure you still do a complete and thorough inspection on property

I would strongly encourage you to refi as @Jay Hinrichs mentioned and take her out of the picture completely. 

We still have fun times... but for the past year I've been getting a little burnt on weed and video games (I'm completely sober now).

Hey @Chuck Masters ,I completely understand how rates have many factors but just like how bankrate.com has an refi or mortgage rates how is it that they do not have "investment" rates? 

There have been a lot of pan-handlers claiming it as prime real estate.For whatever reason, this guy set up camp today.Maybe it is because he was once a pan-handler at the same spot and things have turned around for him or he may just have a thing against pan-handlers.I did not ask him, why but I shouted out to him if he would allow me to take the photo and he said "sure".

What the current landlord pays and what you will pay could be completely different  numbers. 

This designer will give you more bang for your dollar and cost you less and is much faster to build and complete.

Be completely honest, send my condolences, let them know about my relationship with the neighbor, and ask if I can help by buying her out?

Even when you're here, it's hard too completely refinance out, so if this is the route you plan on going, it's important to have some reserves to make up for any refinancing shortfalls. 

Don't use any automated ways to determine values, that includes Zestimate, Redfin estimate, or any other tool to claim to values in an automated way.