I have opened an LLC and have started saving for a down payment; while learning as much as I can by listening to Podcasts and reading books and articles on real estate investing.

If he is interested in selling the property then the thought of not using any agents may even entice him because it would save him money that he would otherwise spend on a listing agent.

If you don't have atleast an additional $10K saved up you may end up in a tight spot financially if you have an unexpected repair. 

we need about $19k to close on this property I only have 9k in savings plus an IRA that has 5K in it, my fiancé has money in his retirement.

This avoids the issues you get when taking on tenants that were not properly screened by the old landlord.Your only option now is to walk away or push current owner to evict or move to cash for keys. it may be to late to request the unit be delivered vacant, but if not that's what I would suggest doing. if you follow through with the purchase, keep this tenant on the shortest leash possible and start saving up for the (very likely) eviction cost.

If we can save our client $500 - $1000 on one property, we thing that adds to their bottom line each year. 

However, you saved $24,000 by paying a lower premium for the last five years so you actually have $34,000 towards the roof replacement. 

Even 10% or 15% would allow us to get the kind of property we want since we want to save cash to put into the renovation.

Submit on my website and we ACH deposit into your account Inspection required to verify work completed Day 1: request Day 2: inspect Day 3: wire funds to investor (business days) DP Or Reserves required Minimum of 6 months liquid reserves - Checking/Savings-MMA/CD/etc.

I should be able to save roughly 1k a month of my salary.