I am targeting homeowners with dilapidated homes that need repair and offering to pay for the rehab and split the profits with them at the end of the project after the sale of the home. 

Most of them have offers and are under contract.

It is important to conduct comprehensive research beyond Zillow; you may want to hire a professional home inspector to evaluate the property's state and repair requirements, as this information will affect your offer.

They also offer a website builder to create your own website and you can also pay to upgrade and use other tools. 

I think trying to get her out (may have to offer incentive) is the number 1 goal, then move forward from their if that is not a possibility. 

Typically, you can purchase an umbrella policy for as little as $300-600 annually that offers a million dollars of liability coverage.

Any thoughts on writing an LOI, or would you suggest an offer?  

I found the deal on realtor.com, my realtor, Steve helped me negotiate it after SEVERAL offers.

Look for people that have owned for over 10 years, and get it from them off market even at a deep discount and do the work of fixing it up and renting it for higher, or if you want to buy on market I'd definitely recommend offering below asking, as most multifamily that hits the market in these areas are tremendously over priced. 

I even offered to have them repaint the house in exchange for a lower rent, but they refused.