Quote from @Dennis Knapp: they are offering 5% down and 5% fixed rate just seems to good to be true i am researching them now. 

They may less sensitive to need upgrades/remodeling and avoid moving. 4) get a backup/lowball offer from opendoor, offerpad, etc etc.

I am a big believer in working with what the market offers you, instead of trying to grow oranges in the winter.Back in 2010 that was foreclosures, in 2015 it was short sales. 

I should have specified that the policies I have had with my last two carriers (State Farm and Erie) required maxing out the liability protection offered on my properties before they could be listed under my umbrella policy.

I’d have to pay the full class in order to be done but I owe so much on it and their rebuttal is that I’ve already been exposed to the resources and tools that they offered so I guess I’m stuck with them till I pay it off.

They have offered their property to us at a very good price.  

You are no where near being in a position to put in offers. 

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

Explain the situation and offer to pay 1/2 of the expense.

These markets will offer you distressed properties starting at 60kish or so and up to 150kish.For example, let me make up a hypothetical deal.You buy a house for 90k and am putting 60k in to add. half bath, redo the kitchen and bathroom, brand new paint and new LVP flooring all throughout.