The Lead investor is the one finding the property, setting up management, raising money, managing repairs and upgrades, dealing with insurance, making distributions to investors and completing all the tax documents for the investors. 

Good luckAt this point I have made what I believe is a fair offer, we'll see.

The folks at mass save said there is a new program as of 2023 that offers $5000 per unit for knob and tube remediation and said I could take a heat loan of max $10,000 per unit as well for the balance so I am hoping that is true.

Of course they can get a higher sale price if they are willing to take on someone who cannot get a loan, or are offering better terms than current loan options.

Require them to take out insurance.  

It's a bridge that creates opportunities to get creative or to make cash offers on RE.

Or just put an offer into it?

Mortgage Taxes Insurance Management Maintenance Vacancy Repairs What else ? 

If you are setting aside funds for capex, taxes, insurance, or other expenses that don't occur monthly, transfer those funds to Savings each month and hold them there until it's time to spend them.

You'll just pick your template site from their offerings and populate everything.