When I realized I finally was in a position that could keep me in one area long term, I made the mental switch that it was time to buy.

We have been working on this Refi for about 4 months now and are exhausted. 

Make mental notes and write things down for later reference. 

I will absolutely continue to keep learning, working hard, watching for opportunities, etc.I actually come from the world of early-stage startups, rather than REI, and that's where I get my "start doing something ASAP" mentality - not from BP.

Nor do I want to engage in any type of altercation with people who are clearly mentally ill.  

That just got me over a mental hump and now i know where to look.

I am just not a gambling kind of guy and I like to see success connected to how much work I put into something (physically and even better, mentally)Are we just taught that investing in stocks/401K/Roth Ira and similar investments are the way to go and should be part of everyone's portfolio, but maybe for true real estate investors its not needed ?

It can be exhausting going through them, comparing all of the fee schedules! 

you can actually have more then 1 fha loan. if your plan is occupy the new property you could look at doing another fha loan (there are however certain requirements) or regular conventional loan (down payment would be based on the unit count) loan terms are more favorable on these types of products. i would save the DSCR stuff for when you exhaust being able to qualify (income wise) for regular loan products. hope this helps

It sounds like you're over it, and that selling now would be the best plan for your mental health as well as the least risky path forward.