He delivered it in a plastic bag in mostly $1 bills.

Your contract should call for property to be delivered in it's Current, as is condition.  

The first step is to deliver a 3 day Notice to Vacate.

You can then shop and deliver.

We're looking at a duplex and it will not be delivered vacant.  

@Michaela G. it is not on wheels - but i am able to deliver it to whoever wants it, i have a guy with the equipment necessary.

My logic is that I create strong rental property portfolios and don't really need to deal with building the sales operation to sell to investors except for one-offs when contacts of mine ask me to deliver a product to them proactively.  

Reputable lenders may ask for a small deposit toward third party costs (appraisal, environmental, etc.) after delivering a term sheet and/or commitment but not generally something so amorphous as an "insurance fee" - those kind of costs, if necessary to close the deal, can typically handled at closing.  

When we buy properties, it's always subject to the property being delivered vacant.

It seems like a good fit, so that's why I'm looking for people who've had experience with them to see if they can deliver.