Before using your own insurance I would exhaust all options with getting the money from the tenant. 

I'd recommend exhausting your other options to get the 25% down first. 

We have exhausted most options to procure creative financing to make both deals happen in a fashion that suits his needs/ability.The basics are as follows and use conservative numbers given our local market and overall market volatility:Sale of contract priced at $209kEstimated repair costs $70k (The client is a recently retired contractor and was planning on doing a 75% gut and most work himself.

An umbrella policy provides an additional limit of Liability if one of the underlying policies (auto, home, rental dwelling, boat, etc..) has its limits exhausted in a claim.  

This is not an exhaustive effort typically to make sure buyer and seller on same price page.

It also depends on the type of furnace. 60% 70% are generally fine, they are old natural draft type.  80% the kind with a motor that gives the exhaust a little push but still vent in metal flu.

I would first exhaust every piece of free material (like BP, podcasts, webinars, YouTube), low cost (books, online courses) before I would pay someone $15k to be a "guide".

If it is still in good shape, I'd try to rent it as-is and see if it will lease-up with no more money laid out (at this time).Tell me you think its a class B, I'll tel you it has a free standing stove with no range-hood and a 1950's exhaust fan in in the ceiling, as well as circa 1958 stain color single panel doors.

I am trying to wait until a more suitable time to have the fecal matter hit the rotating bladed exhaust port. 

The biggest reason why I started in REI was because after an exhaustive analysis of which investment vehicle would allow me to become financial free the fastest,  REI beats everything.