The 203k product is a great product, its a total pain to pull off, but if you have the right team and approach it the right way it's great.

@Kim Hopkins brain pain???

Even if I outsource the labor, I still find myself spend too much time doing the design, shopping for materials, and managing the schedule of several sub-contractors (removing current tenants is another pain in the neck, both time-wise and emotion-wise).

In terms of a negotiation, I just asked open ended questions directed towards the pain points so they would make a mental image of why they want to get rid of the property without me.

Showing the house with tenants is a pain because of logistics of scheduling.

I grew up in Erie so I know your pain.

Welcome @Harry StandaferI feel your pain about professionals not living up to my expectations which leads me to do everything myself which frankly is just stupid on my part. 

high 4% rate, 5-7 year fixed, recourse2) Agency (Freddie/Fannie, CMBS, life co):  Pain in the butt to get, but low 4%s, 10 year fixed, NON recourse(Edit:  I live in commercial multifamily world.  

I just feel like I'm throwing money out of the window (at this point, with a new work balance) and it pains me to pay someone monthly who's providing me a service that's being handled extremely poorly. 

Moving is a pain, they're not going to break their lease and haul out all their junk just because you *might* be selling.The flip side is if the current tenant really likes the house, they may consider buying it.