So it’s kind of hard for me to walk away, until I know I exhausted everything.So assuming I can’t find a PML or HML, I was going to ask the seller for a partnership.

As energy and excitement wane, so does the strength and growth of the construct (whatever the form be it physical, mental, or emotional).

@Brian Garrett The main reason is that it's really exhausting, and relies so heavily on my step dad to pull those types of numbers. 

Of course, that assumes that you are willing to spend the mental energy to manage more doors and tenants or managers.

I would basically exhaust ever other avenue of info instead of lining some guru's pockets.

I would note that the list of things that you "could" do before placing an offer on a property is exhaustive. 

I’m completely new at all of this and I need some direction because my ADD brain can’t decide which way to go and quite frankly I’m exhausted from thinking about every avenue of possibility. 

Its all mental.

I don't get the seller's mentality .  

Do a mental exercise and add that $200 negative to your new mortgage payment  of the refi and see what the cost of that money really is.