In Reno and metro areas, insurance companies primarily focus on roofs, the age of the building, wiring updates, and water pipes, as mentioned @Cameron Moore.

This is changing in Oregon as @Jay Hinrichs mentions.

The seller is so pissed off, he can't wait until Friday to snatch up my $10 gs and put the house back on the market.

I typically advise investors to wait until after closing before quitclaiming a property into their LLC.

And as mentioned above, if the lender you are speaking with doesn't know what that is...then you need to go to a different lender.  

They mentioned having two mortgages on the property worth about $400,000 in total.

It is more expensive but may not require an appraisal and can close in a couple of weeks. if I can wait then I use the most competitive rehab. lender after obtaining multiple quotes. 

But wait - only $5,000 was your cash, $5,000 was from a HELOC.  

Avoid leading with a low offer or mentioning how long it’s been listed.

As you can see from our teams response on this thread, we are VERY engaged with our company and clients EVERY client matters, so you can understand when someone speaks poorly of our shop, especially when incorrect, they take it pretty personally.Second, you mentioned "a lot of people" who are not happy with our service.