I didn't like the fact of calling up sellers just to offer sub to or seller financing.

I know that this is a big risk property but I believe that it has the potential for high return if I can get all of this permitting and renovation work figured out on the front end.I'm just looking for any advice on how to cover myself on the front end prior to making an offer and how to expedite the work so that I can get renters in and start recouping on the investment as soon as possible.

Not much you can do now outside of pricing and putting in the listing if you're open to offering concessions to get a buyer.

Of course there was offers to register for more courses and mentoring  and various up sells, but you will find that at any seminar. 

Giving you a bump because I'm sure someone can offer advice.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – and they often select the first PMC they call!

I've been surprised at properties that have passed conventional financing though...and even FHA....also, one could present 2 offers to seller--one for a cash offer and one for seller financing (at a higher price of course). 

I will start from the offer stage. 

What value did you offer agents to make the relationship mutually beneficial?

If you can offer a nice unit that is updated for slightly lower than market value, it is going to keep your vacancy rate at a near 2% per year.