He will point you in the right direction on how to properly handle your original problem. https://kylandlordlaw.com/

What’s the proper way to continue this conversation?

Does anyone have a sample purchase agreement and assignment document with the proper verbiage I can use to expedite?

Depending on your relation with the bank, they may lend you 50-70% of the loan balance.

." - Leo BurnettIn Our digital age, having killer photos is a must for any property, and taking the time to properly stage your flip can ensure you get more than the asking price on your investment!

I'm looking for info on how much it would cost to have this properly addressed by a professional.

One LLC, if set up properly and run properly, can provide you with excellent asset protection. 

Its been hard to find any good deals locally with proper ROI , been looking since beginning of 2018 and havent found anything worthwhile.

I don't want to demotivate you but instead of low balling offers especially in a sellers market, try to do your numbers properly using either the BP calculator or other calculators out there. 

Jon - welcome in advance ...the 15 min drive time you initially mention is a bit unrealistic  as  getting a few miles in that time from SLU is a rare  accomplishment …..I live in NE Seattle  ... 6 miles from my office in SLU area and it normally is a 30-45 min commute  driving  …..light rail from husky  stadium is great as I can get to office in 30 min  with a 7 block walk from Westlake  station …1.2 mill budget   should cover most of the  North / NE and NW areas of  Seattle proper  …...some other neighborhoods / areas worth a look  include  maple leaf ….Ravenna ..west seattle  ( longer sommute from here ) ...Laurelhurst ...view ridge ..wedgewood if needing financing - get  pre approved  in case you need to make a move on a property quickly  good luck and  feel free to call or email with any questions