I'm not afraid of hard work, good with my hands and i'm always looking to learn.

But to keep things simple an LLC is great.  

At Closing, your Title Company will verify that the Private Lender's funds are on deposit (likely wired) prior to any document signing or any money changing hands. 

Bottom line, be hands on, learn the processes, and you'll make a much better owner/investor now and in the future.

Who writes and sends personal hand-written thank you cards anymore when you can email, text, or message clients on any social media platform?

Training is your number 1 priority whether that comes from working on a team that is willing to hold your hand or a great firm with a stellar training program.

You may place a higher value on first-hand experience and be willing to accept a lower ROI in order to get it. 

Does anyone have a simple and easy way to explain it to a seller as an offer?

Personally, I would take the matter into your own hands rather you take care of it or hire someone else to take care of it.

From this, you'll be able to get a line by line idea of what you would need to do.If you decide to improve beyond the market standard, be sure to assess whether the investment required will be paid back through above market rents or reduced vacancy.Sounds like you have a potential value add park on your hands which is an exciting project.