The agent was supposed to tell me to submit documents but since I was under the deductable, they didn't say anything and I didn't either.Now they told me I need:(1) before/after pictures;(2) PAID IN FULL receipt showing licensed specialty contractors on work performed;on:(a) roof repair(b) ceiling drywall work(c) ceiling texture and paint work(d) fence repairs(e) fallen, hanging, damaged tree branch removal and pruningAfter some calls and elbow twisting, I was able to get the roofer to give me a retroactive receipt now on work done in September of last year even though I paid him cash.I was not able to get the debris removal cleaning company to give me a receipt.I did the sheetrock, texture and painting myself so that was my time & cost.I have pictures of everything.So now my windstorm insurance may cancel because I can't provide receipts of licensed specialty contractors on sheetrock/texture/painting work performed.Kind of surprised that simple sheetrock repair work would need licensed specialty contractor. 

I don't want to demotivate you but instead of low balling offers especially in a sellers market, try to do your numbers properly using either the BP calculator or other calculators out there. 

I'm as well a NY State licensed Real Estate Salesperson and do it on the side purely to learn more about the RE market and help in my investing. 

Jon - welcome in advance ...the 15 min drive time you initially mention is a bit unrealistic  as  getting a few miles in that time from SLU is a rare  accomplishment …..I live in NE Seattle  ... 6 miles from my office in SLU area and it normally is a 30-45 min commute  driving  …..light rail from husky  stadium is great as I can get to office in 30 min  with a 7 block walk from Westlake  station …1.2 mill budget   should cover most of the  North / NE and NW areas of  Seattle proper  …...some other neighborhoods / areas worth a look  include  maple leaf ….Ravenna ..west seattle  ( longer sommute from here ) ...Laurelhurst ...view ridge ..wedgewood if needing financing - get  pre approved  in case you need to make a move on a property quickly  good luck and  feel free to call or email with any questions 

. ;)https://national.wfgnationaltitle.com/2018/08/06/zillow-gets-brokers-license-in-arizona-but-has-no-plans-to-represent-homebuyers-and-sellers/

A lot of the value add has been done, And done properly.

The legalization of cannabis in various states has created a niche in the real estate industry where the value of properly zoned lands and properties have been increasing at an astounding rate.

If you really have $60,000 in equity then you may be able to get a HELOC to cover a dow payment for the proper.

In my experience it is cheaper and harder to install properly.

It would be much more productive to study and get your real estate license, work finding deals for people etc.