I am very motivated to get this next property purchased renovated and completed before the end of the year so my ask is if anyone has a great agent for investors it would be greatly appreciated!!!

I've been advised that this is completely feasible...

Good price too and the guy was honest no over inflated claims about lifetime warranties.

That I would later file a small claims for rent, late fees and any damages?

I would say that if you do this without the proper permits, you may have issues when you sell the property and try to claim it as one entire unit.  

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".