2% is tough to find in most large markets, unfortunately. 

Let's say years later circumstances changed and I decided to quit my job to do real estate full-time.

Unfortunately I did not think this one through as well as I should have. 

Unfortunately, their demo already included the garage doors, 6 windows, a half bathroom, staircase, the exterior siding, all the wall and ceiling insulation, and they poured new footings and framed in the garage opening.

I had been practicing the 'live-in home flipping' strategy with my previous two homes, but now due to life circumstances and temporary status in this location we are renting. 

For your entertainment, the first deal structure600,0005% down 30k, 2k for 36 mths=72k, balloon payment of 540,000 in year 372k=5% 30k towards 10% downpayment with the remaining 42K as financing fee to seller for holding the note for 3yrsyes I know it looks like a drawing with fat crayons by a 2 year old/unfortunately you don't know what you don't know!!

We'll see how things shape up given the current circumstances. 

Unfortunately, that could take 30-90 min of your time when meeting them.Where I stumble is finally getting around for them to take a lower price. 

Most of the tax, insurance, and bank "experts" I have interacted with are not very advanced and get confused easily, unfortunately. 

Unfortunately no one has a crystal ball and knows when that is going to happen, but every refi boom in history has come to an end, so it must at some point.