As @Chris Seveney mentions LLC can be pierced by the courts and you can be help personally reposnsible for LLCs debts.

I highly recommend seeking the help of a buyer's agent who can: 1. find out any information on the property on your behalf 2.

I don't normally say this but I wouldn't pay the PM anything unless they fix the entire situation without any of your help.

I would appreciate references to experienced professionals (architects, arborists, GC, surveyors etc.) who can help me negotiate and get permits for a short plat in Bellevue, WA. 

The rehab on your primary will help with the cash out refi, there will be a new appraisal which should reflect the higher market value. 

Many of them are encumbered by a low ltv loan to a friend who helped me get started.

They might know programs that can help fill the gaps!

It costs money to defend against the commission as I hired an attorney help me and it was worth it.The final alternate approach to the PM company is also to threaten and again if no traction is made to contact the state attorney general about their business practices.

Real estate can definitely help you build wealth and gain financial freedom.

Thanks everyone for the great replies, very helpful.