Know your numbers and have the confidence to strike knowing you'll need to tackle challenges as you move forward.

If we can strike a cash deal, they won't relist on MLS but I really don't want to tie up all that money for long.

I'm with the others -- sounds like you need to strike a better deal than what you have now. 

It is well documented about the water crisis but I am striking out on even getting a QUOTE on insurance thru local carriers.  

In addition, it's an inner city location with 1 bedroom units which are 2 additional strikes against it.

You might also strike a deal with the property manager to waive or reduce their lease-up fee in five months knowing full well that this is a temporary tenant.

You need to weigh your position.. if you have more time than money than youre doing it right, drive for dollars, bandit signs (legally), door hangers, networking are all great ways to strike up deals with little money, I would highly recommend learning as much as you can about buying strategies as this will help you with acquisitions generating revenue for your business and then redistributing that revenue into marketing at higher tiers. 

If that's true, I would dive into podcasts/audiobooks while driving/doing chores etc while simultaneously focusing on tightening the belt to save cash for a down payment and cleaning up your credit.Then when opportunity strikes you will be both mentally and financially prepared to jump!

The tools I found on Google didn't strike me as being very good.  

Have enough property to live off of and if it is meant to be strike it rich if I'm lucky.