I've run into deals where things keep changing and I usually bail. 400K is a sizable purchase and it seems that neither you or the seller are completely ready to make this happen smoothly in a short period of time.

My credit is average and I have about 13,000 in consumer debt.

My advice would be to get pre-approved, get a good realtor, and be ready to strike when a deal comes up. 

Thank you @Alex Deacon for the response and I agree that I am not ready for this type of investment strategy, but I wanted to attend to at least have a better understanding of the process. 

I am getting ready to close on my first investment property and came across having to purchase 2 types of insurance in order to close on my funding from a fix and flip Line of Credit product. 

A friend mentioned that South Bend might be a market ready to grow since there's revitalization going on.   

I am ready to rent this home out and buy a duplex.

The added fees, and compliance regulations have almost eliminated small independent investors, and financial institutions from doing mortgages, and in return have actually created worse situations for many consumers.

If you want to have faith in me and can give accurate bids, I would love to partner with you when I am ready to do my own flips.

Most people consume, consume and consume while getting paid twice or four times a month from a job.