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

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.

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

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.

How do you evaluate R.E. deals for potential creative financing opportunities?

I guess the next step would be to find lenders in my area that offer these types of loans.

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

The key is having a solid plan for securing funds before you even make an offer—so you’re ready to pull the trigger when the right deal comes up. 

I am not spending $40k on their next step, but this looked like a good investment ($1500 and a money back offer).

We agreed to offer a first month's rent free to help stir some business.