What role do you want them to play? 

There are a lot of variables that come into play for LTV's.

I am worried the 17ish year old son has gotten himself caught up in some unwanted trouble.

I don't really have any assets or equity, and only a few thousand dollars I can play with.

They are just playing marketing games.

You must understand the rules of the game you are playing if you want to win. 

You only have a few days left of November so you should have the replacement in play by now.

They shared a pro forma that looks good and seems to play out well.

Investors in more expensive cities are playing it so aggressive that they are even willing to pay double the actual worth of a property in smaller markets.

In most cases the owner received payment from the insurance company which plays in your favor to buy it.Be sure to check with the city to see if there are any issue with buying and renovating.