They give out  low ball numbers to secure the job and then nickel and dime the investor/owner to make money back up.  

I'd get the appliance cleaned thoroughly, take pics, ensure it is fully operational and put the ball back in the tenants court. 

My gut tells me we need to meet with a financial adviser or a lender to see how we can get the ball rolling.  

That's not to say you will not receive calls in the first few touches, but statistically it takes a few mailings to get the ball rolling.

The ball would be in their court, after you cancel the contract, to challenge you with a legal battle and I don't think that would be cost beneficial for them to chase commissions on one property and, if they did, I don't think they would be successful.

That time period is when the next bubble bursts in a few years (wish I had a crystal ball).  

Could you give me a ball park of what I should pay for a course? 

I advanced dramatically in my game when I played ball with guys that were bigger, stronger, faster and played way better than me.  

Are there agents out there who will support an investor who low-balls every seller in hopes of finding a great deal?

Cash out Refi is a different ball of wax as many lenders will do up to 85% LTV and will give a loan as long as the equity is there.