They might suggest transferring the title to an LLC after you complete the purchase.

Not following the requirements (within Seattle city limits will likely have additional rules and regulations) opens the seller up to liability.Additionally, the seller always has the option of offering "cash for keys" arrangement but be sure that no funds change hands until after the property is vacated and locks are changed.John

Still, if you’ve got someone on the ground who truly knows how to navigate these waters, it’s like being handed a map with all the back roads highlighted.

Since the property is under mortgage, just transferring to LLC will most likely trigger the "due on sale clause".3.

I regularly go to Mexico so I know first hand what's going on there. 

The due-on-sale clause technically allows the lender to call the loan due if you transfer to an LLC, but enforcement varies.

Since my bank account had no funds (I transfer them fully as soon as rent collections deposit), Baselane basically paid those refunds from their own pocket and now are coming after me to recoup them.

These sellers hand you the keys and stay out of the way until its time to sign a contract. 

Once you put that money down on the property its EXPENSIVE to put it back in your hands to use it for anything else!!!

You should require the first month's rent paid in full before handing them the keys.Start the eviction process.